Location: Fulton County, 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 | $840 |
| 2 Bedrooms | $1,060 |
| 3 Bedrooms | $1,270 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,270 | $203,014 | 0.63% | D |
U.S. Census Bureau data (2024)
8.5% of residents in ZIP 13454 are renters, indicating a modest demand for rental properties. However, the Federal Market Rent (FMR) for the area stands at $910, which is the maximum amount a landlord can charge for a Section 8 voucher holder. This figure is crucial as it sets the boundary for rental income expectations. The median home value in the area is $173,979, suggesting that property values are relatively stable and affordable for potential investors. With a median income of $122,669, tenants in ZIP 13454 have a solid financial base, which could translate into reliable rent payments. Unfortunately, the data does not provide specific insights into the average days on market (DOM) or the percentage of homes that have had their prices cut, leaving gaps in understanding the local housing market dynamics. Despite these missing pieces of information, the combination of a reasonable FMR and a strong median income makes ZIP 13454 a viable option for landlords and small-portfolio investors looking to participate in the Section 8 program.
Investors should note that the $910 FMR represents a significant portion of the median income when considering housing costs, potentially making it challenging for voucher holders to afford other necessities. Nonetheless, the stability implied by the median home value and the income levels suggest that the area is economically sound and likely to support steady tenant populations. The lack of detailed market rent data means that landlords must be cautious about setting rents too high, as they risk deterring potential tenants who might be sensitive to cost increases beyond the FMR.
Given the available data, landlords in ZIP 13454 can expect a moderate level of interest from Section 8 participants, balanced against the need to keep rents competitive and attractive. The verdict on Section 8 participation in this ZIP code is positive, contingent upon careful management of property costs and maintenance to ensure profitability while adhering to the set FMR.
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.