Location: Rochester, NY | Metro: Rochester, 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 | $1,050 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,470 |
| 3 Bedrooms | $1,770 |
| 4 Bedrooms | $1,950 |
| 5 Bedrooms | $2,262 |
| 6 Bedrooms | $2,533 |
| 7 Bedrooms | $2,736 |
| 8 Bedrooms | $2,873 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,470 | $276,444 | 0.53% | F |
| 3BR | $1,770 | $322,644 | 0.55% | F |
| 4BR | $1,950 | $435,532 | 0.45% | F |
U.S. Census Bureau data (2024)
The real estate market in Conesus, NY (ZIP 14435), presents a unique setup for both landlords and small-portfolio investors. With a median home value at $301,605, the area reflects a stable housing market. The absence of percentage reductions in listings and the median days on market (DOM) indicate that sellers have strong pricing power, as homes are likely being sold close to their asking price without significant discounts.
The setup suggests that homeowners can expect to maintain their current pricing levels over the next 12-24 months. This stability is further reinforced by the fact that there has been no notable trend of price reductions among listings, which would typically signal a weakening market. Therefore, landlords and investors should anticipate a market where they can command fair prices for their properties, barring any unforeseen economic shifts.
On the rental side, the Fair Market Rent (FMR) for ZIP 14435 in fiscal year 2024 is set at $1,380. However, the current market rent stands at $1,110, according to the Census American Community Survey (ACS). This gap between the FMR and the actual market rent signals potential growth for rental income in the coming years. As rents naturally tend to rise towards the FMR, landlords and investors could see an increase in rental yields, providing a stronger cash flow position for their properties.
For long-term investors, the appreciation thesis in Conesus, NY, is anchored in the rental market's potential to grow towards the FMR. While direct home value appreciation is not explicitly indicated by the data, the upward pressure on rents can indirectly support property values. As rental demand increases and rents approach the FMR, the perceived value of owning rental properties may also rise, contributing to a more favorable investment climate.
Investors should be aware of the local economic conditions and any changes that might affect the housing and rental markets. The current data points to a market where pricing power remains strong, and rental income has room to grow, making it a solid choice for those looking to hold properties for the long term.
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.