Location: Wyoming County, NY | Metro: Buffalo-Cheektowaga, 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 | $920 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,100 |
| 3 Bedrooms | $1,430 |
| 4 Bedrooms | $1,800 |
| 5 Bedrooms | $2,088 |
| 6 Bedrooms | $2,339 |
| 7 Bedrooms | $2,526 |
| 8 Bedrooms | $2,652 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,100 | $170,070 | 0.65% | D |
| 3BR | $1,430 | $241,194 | 0.59% | F |
| 4BR | $1,800 | $245,444 | 0.73% | D |
U.S. Census Bureau data (2024)
In Arcade, NY (ZIP 14009), investing in Section 8 properties presents several challenges that must be carefully considered. First, tenant turnover can be a significant issue due to the disparity between the market rent of $829 and the Fair Market Rent (FMR) of $1190 for FY 2024. This difference indicates that tenants may struggle to afford higher rents outside of the Section 8 program, leading to frequent moves and potential vacancies.
Vacancy exposure is another concern, as the days on market (DOM) for rental units is not available. Without this data, it's difficult to predict how long a unit might remain vacant between tenants. A prolonged vacancy period can lead to financial strain for landlords, especially when combined with the need for regular maintenance.
The deferred-maintenance exposure is also noteworthy. With a typical home value of $208,856 and a median income of $62,761, residents may have limited funds available for property upkeep beyond basic necessities. This could result in landlords needing to cover additional costs for repairs and maintenance, which can quickly add up and impact profitability.
However, these risks are offset by the high renter density in the area. The 22.0% renter share suggests a strong demand for rental housing, including Section 8 vouchers. High renter density typically translates into a robust pool of potential tenants who qualify for the Section 8 program, reducing the likelihood of extended vacancies.
Verdict: Moderate risk for a first-time Section 8 landlord in Arcade, NY (ZIP 14009).
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.