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 | $1,070 |
| 1 Bedroom | $1,200 |
| 2 Bedrooms | $1,510 |
| 3 Bedrooms | $1,820 |
| 4 Bedrooms | $1,980 |
| 5 Bedrooms | $2,297 |
| 6 Bedrooms | $2,573 |
| 7 Bedrooms | $2,779 |
| 8 Bedrooms | $2,918 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,510 | $254,451 | 0.59% | F |
| 3BR | $1,820 | $308,891 | 0.59% | F |
| 4BR | $1,980 | $456,324 | 0.43% | F |
| 5BR | $2,297 | $790,460 | 0.29% | F |
U.S. Census Bureau data (2024)
ZIP code 14610 in Rochester, NY, stands out within Monroe County due to its unique mix of demographics and housing values. With a population of 14,311, this area has a significant rental market, with 47.5% of residents leasing their homes. The median income here is $85,961, indicating a middle-class neighborhood, while the median home value is notably high at $326,854.
The economic landscape for Section 8 landlords and small-portfolio investors in 14610 is defined by the disparity between the Fair Market Rent (FMR) and the market rent. For fiscal year 2024, the FMR for the ZIP is set at $1,290, which is significantly lower than the market rent of $1,954, as indicated by ZORI (Zillow Rent Index). This gap suggests that landlords could potentially earn more by renting to market rates rather than participating in the Section 8 program.
However, the Section 8 program provides a stable source of income and a government-backed rental agreement, which can be appealing to some landlords. The difference in rents means that landlords must carefully weigh the benefits of guaranteed payments against the potential for higher revenue through market-rate rentals.
The data signature for ZIP 14610 reads as relatively stable. The high median home value combined with a substantial rental market indicates a balanced community where homeownership and renting coexist. The median income also supports this stability, suggesting that residents have the financial means to sustain both market and subsidized housing options.
Investors should consider the long-term implications of these factors when deciding whether to participate in the Section 8 program or aim for market-rate rentals. Given the stability of the area, landlords can expect consistent demand for rental properties, but they must choose their strategy based on the trade-offs between guaranteed income and higher market rents.
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.