Location: Yates County, 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 | $1,010 |
| 1 Bedroom | $1,140 |
| 2 Bedrooms | $1,420 |
| 3 Bedrooms | $1,710 |
| 4 Bedrooms | $1,880 |
| 5 Bedrooms | $2,181 |
| 6 Bedrooms | $2,443 |
| 7 Bedrooms | $2,638 |
| 8 Bedrooms | $2,770 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,420 | $226,036 | 0.63% | D |
| 3BR | $1,710 | $276,525 | 0.62% | D |
| 4BR | $1,880 | $285,777 | 0.66% | D |
U.S. Census Bureau data (2024)
6.2% of the population in ZIP 14561 (Stanley, NY) are renters, indicating a relatively low demand for rental properties compared to owner-occupied homes. However, the $254,193 median home value suggests that the area is not inexpensive, which could drive some residents towards renting due to affordability concerns. The $1,160 market rent as reported by the Census ACS is significantly lower than the $1380 Fair Market Rent (FMR) set for zip code FY 2024, implying that landlords can potentially increase their rents without pricing out tenants. This gap between market rent and FMR also benefits Section 8 participants who can secure housing at rates below the FMR, making it a viable option for many.
$77,857 is the median income for the area, which is crucial when considering the financial stability of potential tenants. While this figure is not exceptionally high, it does support the idea that the majority of residents can afford the $1,160 market rent, especially given the relatively low percentage of renters. The lack of data on days on market (DOM) and the percentage of price-cut shares indicates that the rental market may be stable, without significant fluctuations or prolonged vacancy periods. This stability can be particularly appealing to small-portfolio investors looking for consistent returns.
In conclusion, the combination of a moderate median home value, a reasonable median income, and a market rent that is below the FMR presents an attractive opportunity for landlords and small-portfolio investors in Stanley, NY. The $1380 FMR provides a benchmark for setting competitive rental prices while ensuring compliance with Section 8 requirements. Given these factors, Stanley, NY is a favorable location for Section 8 investments, offering a balance between tenant affordability and landlord profitability.
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.