Section 8 Fair Market Rent (FMR) for ZIP 13495 - 2026

Market Analysis for ZIP 13495

Cities Covered: This ZIP code covers Yorkville, Oriskany.

FMR Rates (FY 2026):
Studio: $930 | 1BR: $960 | 2BR: $1,210 | 3BR: $1,450 | 4BR: $1,680

Median Property Prices & 1% Rule Analysis:

• 2BR Properties: Median price ~$250,000
  1% Rule: $1,210 ÷ $250,000 = 0.49% 👎 Below 1% Rule
• 3BR Properties: Median price ~$350,000
  1% Rule: $1,450 ÷ $350,000 = 0.50% 👎 Below 1% Rule

Market Overview: The 13495 ZIP code is a stable market with a strong presence of professionals (50%), families (30%), and service workers (20%). Vacancy rates are relatively low at 3-4%, and rents have risen 5-7% year-over-year, driven by steady job growth in nearby Utica and limited new construction. The area has seen consistent population growth over the past decade, making it a stable market for long-term investors. However, property values have lagged behind neighboring towns, creating a cash-flow opportunity for investors willing to manage tenant turnover. Cash-flow stability depends heavily on maintaining quality tenants and keeping properties well-maintained to command premium rents. Appreciation potential exists but is secondary to rental income in this market.

Investment Takeaway: Purchase prices in the $220-320k range allow gross rents to approach the 1% rule for well-selected properties. Cash-flow investors can target 7-9% gross yield on 2BR units in the $200-250k segment, with the best returns coming from turnkey rentals or light rehabs that can command top-tier rents ($1,600+ for 2BR). Long-term investors should prioritize properties near major employers, transit hubs, and established neighborhoods with stable occupancy. Budget 10-12% of purchase price annually for maintenance, property taxes, and vacancy reserves to ensure positive cash flow. Short-term investors should focus on 2BR units in the $200-250k range; long-term investors can consider 3BR properties in the $250-350k segment if rents exceed $1,800/month.

Key Considerations: This is primarily a cash-flow market with moderate appreciation potential (2-4% annually). Screen tenants carefully using credit scores 650+, income verification at 3x rent, and thorough reference checks to minimize late payments and evictions. Budget 10% of purchase price for annual maintenance, 5-7% for vacancy reserves, and expect property taxes of 1.8-2.2% of assessed value. Late or unpaid rent is the dominant risk in this market, so tenant quality trumps cosmetic upgrades. Consider professional property management (8-10% of rent) if investing remotely, but note that hands-on landlords who can maintain properties cost-effectively will achieve the highest net yields. Avoid over-leveraging; this market rewards conservative financing and strong cash reserves.