New York County/New York/10012

10012

ZIPSAFMR

New York County, NY

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ZIP Investment Score

15Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$3,890	$3,890	2.8%
1 BR	$4,100	$4,420	3.7%
2 BR	$4,460	$4,910	2.6%
3 BR	$5,640	$6,200	3.1%
4 BR	$6,190	$4,550	3.7%
5 BR	$7,118	Not available	3.7%
6 BR	$8,186	Not available	3.7%
7 BR	$9,414	Not available	3.7%
8 BR	$10,826	Not available	3.7%

Purchase Price Calculator

Maximum purchase price

$667,708

Cost breakdown

+Likely effective rent$4,910

HUD FMR$4,460

Market rent$7,200

Est. payment standard (110%)Used$4,910

-Principal and interest-$3,376

Loan amount$534,166

Down payment$133,542

Rate6.50%

Term30 years

-Operating costs-$1,334

Property taxes-$668

Insurance-$175

Utilities$0

HOA$0

Management-$491

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$77,678(58.2% ROI)

Projected value

$719,048

Return breakdown

Property appreciation+$51,340

Loan principal paid down+$19,138

Rental cash flow+$7,200

5-year hold

+$133,870(100.2% ROI)

Projected value

$755,450

Return breakdown

Property appreciation+$87,742

Loan principal paid down+$34,128

Rental cash flow+$12,000

10-year hold

+$292,335(218.9% ROI)

Projected value

$854,722

Return breakdown

Property appreciation+$187,015

Loan principal paid down+$81,321

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.00ratio

FMR$3,890

Market$3,890

vs market+$0

FMR is near market; voucher and private rents are aligned.

1.00

1 BR

0.89ratio

FMR$4,100

Market$4,590

vs market-$490

FMR is below market; voucher rent may lag private rents.

0.89

2 BR

0.62ratio

FMR$4,460

Market$7,200

vs market-$2,740

FMR is below market; voucher rent may lag private rents.

0.62

3 BR

0.60ratio

FMR$5,640

Market$9,340

vs market-$3,700

FMR is below market; voucher rent may lag private rents.

0.60

4 BR

1.36ratio

FMR$6,190

Market$4,550

vs market+$1,640

FMR is above market; underwrite to market rent.

1.36

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 10012 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 10012 (New York, NY) is $4,460 a month. That is up 2.1% from $4,370 in FY 2026. New York is in the New York, NY HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $2,971. Among 128 ZIP codes in New York County, 10012 is tied for the highest two-bedroom rent (county range $2,620–$4,460). The median county two-bedroom FMR in New York is $1,385, so ZIP 10012 is 222% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 10012
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$3,800	$3,890	+2.4%	$3,501–$4,279
1BR	$3,990	$4,100	+2.8%	$3,690–$4,510
2BR	$4,370	$4,460	+2.1%	$4,014–$4,906
3BR	$5,470	$5,640	+3.1%	$5,076–$6,204
4BR	$5,950	$6,190	+4.0%	$5,571–$6,809

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 10012
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$3,890	$4,100	$4,460	$5,640	$6,190
FY 2026	$3,800	$3,990	$4,370	$5,470	$5,950
FY 2025	$3,610	$3,770	$4,170	$5,200	$5,610
FY 2024	$3,580	$3,680	$4,130	$5,150	$5,550
FY 2023	$3,190	$3,260	$3,680	$4,620	$4,980

Two-bedroom rent in nearby New York County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 10012
10006	$3,680	−17.5%
10007	$3,680	−17.5%
10008	$3,680	−17.5%
10009	$3,310	−25.8%
10010	$4,040	−9.4%
10011	$4,460	0.0%
10012Current	$4,460	—
10013	$4,460	0.0%
10014	$4,460	0.0%
10016	$4,460	0.0%
10017	$4,460	0.0%
10018	$4,350	−2.5%

Questions about ZIP 10012 rents

How much will Section 8 pay for a two-bedroom in ZIP 10012?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,971, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,674 to $3,268 a month; under the ZIP-level Small Area FMR of $4,460 it would be $4,014 to $4,906. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 10012 in?

ZIP 10012 is in the New York, NY HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,971.

How much did fair market rent change in ZIP 10012 for FY 2027?

The two-bedroom FMR rose 2.1%, from $4,370 in FY 2026 to $4,460 in FY 2027. Since FY 2023 it has risen 21.2%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rent New York, NY fair market rent NY statewide rents What is SAFMR?Data sources