Location: Genesee 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 | $840 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,230 |
| 4 Bedrooms | $1,420 |
| 5 Bedrooms | $1,647 |
| 6 Bedrooms | $1,845 |
| 7 Bedrooms | $1,993 |
| 8 Bedrooms | $2,093 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $187,795 | 0.54% | F |
| 3BR | $1,230 | $228,883 | 0.54% | F |
| 4BR | $1,420 | $246,868 | 0.58% | F |
U.S. Census Bureau data (2024)
The ZIP code 14105, encompassing Middleport, NY, presents a dynamic rental market with clear implications for both landlords and small-portfolio investors. The Fair Market Rent (FMR) for the area stands at $1070 for the fiscal year 2024, indicating a level set by HUD that reflects the average rent for a standard-quality rental unit. However, the actual market rent, as reported by the Census Bureau's American Community Survey (ACS), is significantly lower at $794. This discrepancy suggests a market where the supply of rental units might be outpacing demand, as landlords adjust their rents to attract tenants.
The median home value in Middleport is $213,129, which provides a benchmark for property values but does not directly correlate with rental dynamics. More pertinent to our analysis is the 22.2% share of renters in the area. This percentage reveals a substantial portion of the population that relies on rental housing, which can indicate ongoing long-term housing pressures. In a scenario where a significant number of residents are renters, it often points to challenges in homeownership, such as affordability issues or economic factors that make renting more attractive or necessary.
In such a market, landlords should be attentive to the balance between rental rates and the cost of living. While the current market rent is below the FMR, this could be an opportunity to offer competitive yet sustainable rental rates. Investors looking to capitalize on the rental market in Middleport should consider the potential for steady demand due to the high renter share, but also be prepared for the possibility of having to adjust rents to remain competitive.
The lack of specific data on price-cut share and days on market (DOM) limits a more detailed analysis of how quickly properties are rented or if there's a trend towards lowering prices to secure tenants. Nonetheless, the overall picture suggests a market where the supply of rental units is robust, and landlords must remain agile to meet the needs of prospective tenants. Given the high renter share, there is likely a continuous need for rental properties, making Middleport a viable investment for those willing to engage with the local rental market dynamics.
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.