Location: Genesee County, NY | Metro: Genesee 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 | $910 |
| 1 Bedroom | $1,040 |
| 2 Bedrooms | $1,300 |
| 3 Bedrooms | $1,550 |
| 4 Bedrooms | $1,710 |
| 5 Bedrooms | $1,984 |
| 6 Bedrooms | $2,222 |
| 7 Bedrooms | $2,400 |
| 8 Bedrooms | $2,520 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,300 | $221,932 | 0.59% | F |
| 3BR | $1,550 | $254,562 | 0.61% | D |
| 4BR | $1,710 | $268,713 | 0.64% | D |
U.S. Census Bureau data (2024)
ZIP code 14005, located in Alexander, NY within the Genesee County, NY metro area, presents a unique profile when compared to typical ZIP codes in the county. The Fair Market Rent (FMR) for the area stands at $1,230 for fiscal year 2026, slightly below the market rent of $1,314. This indicates that the rental market in 14005 is somewhat subsidized, making it an attractive option for tenants seeking affordable housing.
The median home value in ZIP 14005 is $240,229, which is lower than what might be expected in a more affluent or highly desirable part of the county. This suggests that 14005 could be considered a value pocket, offering homeownership opportunities at a more accessible price point. However, the relatively high renter share of 13.9% points towards a significant portion of the population preferring or needing to rent, rather than buy properties.
The combination of a below-average home value with a higher-than-average renter share can indicate a potential sweet spot for Section 8 investors. Such conditions suggest that there is demand for affordable rentals, and the lower home values imply that the cost of acquiring rental properties in this area is also comparatively low. This scenario benefits landlords who are looking to manage Section 8 properties, as they can secure units at a lower cost while still receiving government-subsidized rents that cover their expenses.
To summarize, ZIP 14005 appears to be a value pocket within the Genesee County, NY metro area. It offers lower-priced homes and a rental market that is both supported by Section 8 subsidies and has a higher proportion of renters. These factors collectively make it a potentially lucrative investment opportunity for those interested in Section 8 real estate.
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.