Location: Steuben County, NY | Metro: Steuben 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 | $800 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,350 |
| 4 Bedrooms | $1,700 |
| 5 Bedrooms | $1,972 |
| 6 Bedrooms | $2,209 |
| 7 Bedrooms | $2,386 |
| 8 Bedrooms | $2,505 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $149,807 | 0.67% | D |
| 3BR | $1,350 | $142,570 | 0.95% | C |
| 4BR | $1,700 | $154,747 | 1.1% | B |
U.S. Census Bureau data (2024)
ZIP 14809, located in Avoca, NY, within the Steuben County, NY metro area, presents an opportunity for a cash-flow anchor within a Section 8 portfolio strategy. The primary reason for this classification is the favorable financial margin that can be achieved by leveraging the Federal Market Rent (FMR) rates set by the government.
The FMR for the Steuben County, NY metro area in fiscal year 2026 is set at $990. In contrast, the market rent for ZIP 14809 is $898. This creates a positive spread of $92 per unit, allowing landlords to maintain steady cash flow even when the market conditions fluctuate. Given that the median home value in this ZIP code is $136,035, the investment cost is relatively low compared to other areas, making it easier for landlords to achieve a solid return on their investment.
While appreciation plays and diversifiers have their merits, ZIP 14809 does not show significant potential in these areas. The lack of percentage increase in property values and the absence of data regarding days on market (DOM) indicate that appreciation is not a strong factor here. Similarly, with a renter share of 22.1%, this ZIP code does not offer substantial diversity benefits, especially when considering the median income of $63,875, which is average and does not suggest a high-income tenant base.
Conclusion: For landlords and small-portfolio investors looking to stabilize their cash flow, ZIP 14809 serves as a reliable anchor due to the guaranteed rental income provided by the Section 8 program, combined with the lower market rent, creating a consistent profit margin. This makes it an ideal choice for those prioritizing steady returns over speculative growth.
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.