Location: Wyoming County, NY | Metro: Genesee County, NY
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 | $860 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,060 |
| 3 Bedrooms | $1,330 |
| 4 Bedrooms | $1,680 |
| 5 Bedrooms | $1,949 |
| 6 Bedrooms | $2,183 |
| 7 Bedrooms | $2,358 |
| 8 Bedrooms | $2,476 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,060 | $183,727 | 0.58% | F |
| 3BR | $1,330 | $227,750 | 0.58% | F |
| 4BR | $1,680 | $253,431 | 0.66% | D |
U.S. Census Bureau data (2024)
ZIP 14591, located in Wyoming, NY, within the Wyoming County, NY metro area, presents a strategic opportunity for inclusion in a Section 8 portfolio. This ZIP code serves as a strong cash-flow anchor due to the significant spread between the Fair Market Rent (FMR) and the actual market rent.
The FMR for the Wyoming County, NY metro area for fiscal year 2026 is set at $980. In contrast, the market rent in ZIP 14591 is currently $796. This discrepancy means that landlords can potentially earn a higher rent from Section 8 tenants compared to what they would receive from traditional market-rate renters. The spread of $184 per month offers a substantial cushion against potential maintenance costs and vacancies, ensuring steady and reliable cash flow.
Furthermore, the median home value in ZIP 14591 is $207,390. This figure suggests that property values are relatively stable and affordable, making it easier for landlords to acquire properties for their Section 8 portfolios without incurring excessive capital investment. The lower median home value also indicates that the area is less likely to experience rapid price increases, which can be a double-edged sword for appreciation plays but is beneficial for maintaining consistent cash flows.
ZIP 14591 does not offer a significant appreciation play, as there is no data indicating a high price-cut share or short days on market (DOM). These metrics typically suggest a hot real estate market where property values are increasing rapidly, but such conditions do not appear to exist in this ZIP code based on the available data.
However, ZIP 14591 does serve as a valuable diversifier within a Section 8 portfolio. With a renter share of 12.6%, the area has a notable presence of individuals who rely on rental housing, including those who might benefit from Section 8 assistance. Additionally, the median income of $85,804 provides insight into the economic stability of the area, suggesting that there is a sufficient pool of potential Section 8 participants who meet the income eligibility requirements.
In conclusion, ZIP 14591 is best suited as a cash-flow anchor within a Section 8 portfolio strategy, given the favorable rent spread and stable property values. While it does not offer significant opportunities for appreciation, it does provide diversification benefits, making it an attractive option for landlords and small-portfolio investors looking to secure predictable returns.
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.