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 | $1,230 |
| 1 Bedroom | $1,370 |
| 2 Bedrooms | $1,720 |
| 3 Bedrooms | $2,070 |
| 4 Bedrooms | $2,280 |
| 5 Bedrooms | $2,645 |
| 6 Bedrooms | $2,962 |
| 7 Bedrooms | $3,199 |
| 8 Bedrooms | $3,359 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,720 | $313,910 | 0.55% | F |
| 3BR | $2,070 | $429,324 | 0.48% | F |
| 4BR | $2,280 | $602,484 | 0.38% | F |
| 5BR | $2,645 | $767,789 | 0.34% | F |
U.S. Census Bureau data (2024)
ZIP code 14564, located in Victor, NY within the Rochester, NY MSA, serves as an ideal cash-flow anchor for a Section 8 portfolio strategy. The Fair Market Rent (FMR) for FY 2024 stands at $1,640, significantly below the market rent of $1,973, creating a spread of $333 per month. This difference ensures that landlords can achieve positive cash flow even when relying on government subsidies.
The median home value in the area is $481,393, which is high but does not directly impact rental properties. However, it suggests a stable housing market with relatively low risk of property devaluation. The absence of data regarding price-cut shares and days on market (DOM) indicates that appreciation plays are not a significant factor in this ZIP code. Instead, the focus should be on maintaining steady cash flows through reliable rental incomes.
The 20.4% renter share and median income of $115,625 provide further support for the cash-flow anchor strategy. While the renter share is moderate, the high median income implies a strong economic base that can sustain rental demand. Landlords can leverage the FMR subsidy to cover costs and generate profit without worrying about rapid appreciation or depreciation of property values.
In summary, ZIP 14564 is best suited as a cash-flow anchor within a Section 8 portfolio due to the favorable spread between FMR and market rents, the stability of the housing market, and the economic strength of the area. This strategy allows landlords to secure predictable and positive cash flows from their investments.
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.