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 | $950 |
| 1 Bedroom | $1,050 |
| 2 Bedrooms | $1,340 |
| 3 Bedrooms | $1,600 |
| 4 Bedrooms | $1,810 |
| 5 Bedrooms | $2,100 |
| 6 Bedrooms | $2,352 |
| 7 Bedrooms | $2,540 |
| 8 Bedrooms | $2,667 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,600 | $228,232 | 0.7% | D |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP code 13486 presents a nuanced scenario for both landlords and small-portfolio investors. With a median home value of $207,905, the area reflects an affordable market, which can be attractive to first-time buyers and investors alike. However, the absence of percentage reductions in listings and the median days on market (DOM) data suggest a stable market condition without significant volatility. This stability implies that landlords and investors should expect modest pricing power over the next 12-24 months.
On the rental side, the Federal Market Rent (FMR) for ZIP 13486 in fiscal year 2024 is set at $990, whereas the current market rate, according to Census ACS data, stands at $1,053. This indicates a slight premium in the actual market rates compared to government estimates, which could be advantageous for landlords maintaining properties at or slightly above the FMR. However, it also suggests a potential market correction if the gap between FMR and market rates widens further, as tenants might seek more affordable options.
For long-term investors, the appreciation thesis in ZIP 13486 is somewhat limited by the existing data. The stable median home value and lack of significant price adjustments suggest a market that is unlikely to experience rapid growth. Long-term appreciation would likely be driven by broader economic factors such as job growth, population increase, or improvements in local infrastructure rather than speculative bubbles or sudden shifts in supply and demand.
To summarize, ZIP 13486 offers a balanced environment for real estate investment. Landlords and small-portfolio investors can leverage the current market rates to maintain steady cash flows, but they should prepare for gradual rather than explosive appreciation. The setup implies a need for strategic patience and a focus on value preservation through property management excellence.
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.