Location: Clinton County, NY | Metro: Clinton County, NY
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $920 |
| 1 Bedroom | $920 |
| 2 Bedrooms | $1,180 |
| 3 Bedrooms | $1,410 |
| 4 Bedrooms | $1,600 |
| 5 Bedrooms | $1,856 |
| 6 Bedrooms | $2,079 |
| 7 Bedrooms | $2,245 |
| 8 Bedrooms | $2,357 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,180 | $195,756 | 0.6% | D |
| 3BR | $1,410 | $242,191 | 0.58% | F |
| 4BR | $1,600 | $262,097 | 0.61% | D |
U.S. Census Bureau data (2024)
The Clinton County, NY metro area, including ZIP 12992 (West Chazy), presents an interesting opportunity for Section 8 investors. The HUD Fair Market Rent (FMR) for the region is set at $1,220 for fiscal year 2026, which is notably higher than the average market rent of $930 as reported by the Census ACS. This discrepancy means that landlords can expect positive cash flow when renting to voucher tenants at the HUD FMR rate.
To further analyze the market, consider the median home value in West Chazy, which stands at $214,340. Using this figure, we can calculate a rent-to-price ratio. With an average market rent of $930, the ratio is approximately 5.7%, indicating that rental income is relatively low compared to property values. However, when comparing the HUD FMR of $1,220 to the median home value, the rent-to-price ratio improves to about 7.1%. This suggests that properties rented at the HUD FMR will provide better returns relative to their purchase price.
The dynamics of days on market (DOM) and price-cut percentages are not available for this area, but given the strong disparity between the HUD FMR and the average market rent, it is likely that the primary focus for investors should be on cash flow. Properties rented at the HUD FMR will generate more income than those rented at the average market rate, making this a lucrative opportunity for Section 8 investors.
In conclusion, the strongest angle for investors in ZIP 12992 is cash flow, as they can achieve positive cash flow by renting to voucher tenants at the HUD FMR rate, which is significantly above the average market rent.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.