Location: Utica-Rome, NY | Metro: Utica-Rome, NY MSA
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 | $810 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $1,140 |
| 3 Bedrooms | $1,360 |
| 4 Bedrooms | $1,540 |
| 5 Bedrooms | $1,786 |
| 6 Bedrooms | $2,000 |
| 7 Bedrooms | $2,160 |
| 8 Bedrooms | $2,268 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,140 | $173,441 | 0.66% | D |
| 3BR | $1,360 | $233,983 | 0.58% | F |
| 4BR | $1,540 | $258,978 | 0.59% | F |
| 5BR | $1,786 | $281,935 | 0.63% | D |
U.S. Census Bureau data (2024)
The ZIP code 13340 in Frankfort, NY, encompasses a modest-sized neighborhood with a total population of 7,404 residents. Only 19.3% of these residents are renters, indicating a predominantly owner-occupied community. The median household income here is $69,821, reflecting a middle-class area where families can afford to live comfortably without relying heavily on rental assistance programs. The median home value stands at $205,165, suggesting that homeownership is accessible but not necessarily inexpensive.
When it comes to rent economics, the Fair Market Rent (FMR) for ZIP 13340 in fiscal year 2024 is set at $940, which is slightly higher than the reported market rent of $907 based on Census ACS data. This gap indicates that the government's estimate of fair rent is somewhat above the actual market rates, potentially making it attractive for landlords who participate in the Section 8 program. Landlords can expect to receive a subsidy rate that exceeds the prevailing market rent, thereby ensuring a steady income stream even if the property itself is rented below market value.
The decision to invest in ZIP 13340 hinges on the type of investment strategy one employs. For a hands-off voucher operator, this ZIP code presents a viable opportunity due to the relatively low percentage of renters and the fact that the FMR is above the market rent. This scenario allows for a predictable cash flow with minimal tenant turnover risks associated with subsidized housing. However, for a hands-on value-add buyer looking to improve properties and increase their value, the landscape is less favorable. With a high FMR compared to market rents, there is limited room to increase rents beyond the subsidized levels, reducing the potential for significant profit increases through property enhancements.
In summary, ZIP 13340 in Frankfort, NY, offers a stable environment for hands-off Section 8 investments, given the favorable subsidy rates. For those seeking active management opportunities, the ZIP code may not provide the best returns due to the capped nature of rental income from the voucher program.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.