Location: Delaware County, NY | Metro: Delaware 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 | $1,080 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,370 |
| 3 Bedrooms | $1,900 |
| 4 Bedrooms | $1,980 |
| 5 Bedrooms | $2,297 |
| 6 Bedrooms | $2,573 |
| 7 Bedrooms | $2,779 |
| 8 Bedrooms | $2,918 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,370 | $262,961 | 0.52% | F |
| 3BR | $1,900 | $270,581 | 0.7% | D |
U.S. Census Bureau data (2024)
The Section 8 thesis in ZIP code 13739, centered around Bloomville, NY, is fundamentally about the significant gap between the Fair Market Rent (FMR) and the actual market rent. The FMR for the area, set at $1,520 for fiscal year 2026, is notably higher than the Census ACS reported market rent of $839. This creates a $681 gap per month, or an impressive 81% difference in favor of FMR.
This disparity makes ZIP 13739 a prime location for a yield play strategy for landlords and small-portfolio investors. Voucher tenants, who can pay up to the FMR rate, offer a substantial increase in rental income over what the open market currently supports. For instance, if you manage a property that could command $839 in the open market, accepting a Section 8 tenant allows you to receive $1,520, significantly boosting your cash flow and overall investment yield.
Bloomville, NY, with its 19.4% share of renters and a median home value of $257,762, presents an interesting scenario. Given the median household income of $64,219, many residents might find it challenging to afford homes outright, thus relying on rental options. The high FMR relative to the market rent means that landlords can attract tenants who can cover the higher costs through their vouchers, thereby achieving better yields than would be possible with non-voucher tenants.
However, it's crucial to recognize the potential drawbacks. Accepting Section 8 tenants involves compliance with HUD regulations, which can add administrative overhead. Additionally, while the FMR provides a higher rent figure, it does not automatically guarantee higher profits. Landlords must consider the additional costs associated with maintaining properties to meet government standards and the potential for longer vacancy periods due to the limited number of available vouchers.
In summary, the $681 monthly gap, or 81%, between the FMR and market rent in ZIP 13739 offers a compelling opportunity for yield-focused real estate investments. Yet, this advantage comes with the responsibility of ensuring that the property meets all necessary requirements to host voucher tenants, making it a strategic choice for those willing to navigate the complexities of the 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.