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Nassau County/Cedarhurst/11516

11516

ZIPSAFMR
Nassau County, NY
Zillow

ZIP Investment Score

37Below average

095130300
BRFMR
Eff. Rent
0 BR$1,900$2,090
1 BR$2,210$2,430
2 BR$2,600$2,860
3 BR$3,340$3,670
4 BR$3,550$3,910
5 BR$4,082Not available
6 BR$4,695Not available
7 BR$5,399Not available
8 BR$6,209Not available

Purchase Price Calculator

Maximum purchase price
$363,078

Cost breakdown

+Likely effective rent$2,860
HUD FMR$2,600
Market rent$3,640
Est. payment standard (110%)Used$2,860
-Principal and interest-$1,836
Loan amount$290,463
Down payment$72,616
Rate6.50%
Term30 years
-Operating costs-$824
Property taxes-$363
Insurance-$175
Utilities$0
HOA$0
Management-$286
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$45,524(62.7% ROI)
Projected value
$390,996
Return breakdown
Property appreciation+$27,917
Loan principal paid down+$10,407
Rental cash flow+$7,200
5-year hold
+$78,269(107.8% ROI)
Projected value
$410,790
Return breakdown
Property appreciation+$47,711
Loan principal paid down+$18,558
Rental cash flow+$12,000
10-year hold
+$169,912(234.0% ROI)
Projected value
$464,771
Return breakdown
Property appreciation+$101,693
Loan principal paid down+$44,220
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.78
1 BR
0.79
2 BR
0.71
3 BR
0.70
4 BR
0.56
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 11516 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 11516 (Cedarhurst, NY) is $2,600 a month. That is down 1.9% from $2,650 in FY 2026. Cedarhurst is in the Nassau-Suffolk, 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 $2,689. Among 86 ZIP codes in Nassau County, 11516 has the 73rd-highest two-bedroom rent (county range $2,480–$4,030). The median county two-bedroom FMR in New York is $1,385, so ZIP 11516 is 88% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 11516
BedroomsFY 2027Change90–110% range
Studio$1,900−1.0%$1,710–$2,090
1BR$2,210−3.9%$1,989–$2,431
2BR$2,600−1.9%$2,340–$2,860
3BR$3,340−2.9%$3,006–$3,674
4BR$3,550−2.5%$3,195–$3,905

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 11516
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,900$2,210$2,600$3,340$3,550
FY 2026$1,920$2,300$2,650$3,440$3,640
FY 2025$1,760$2,130$2,460$3,190$3,420
FY 2024$1,630$2,040$2,390$3,090$3,350
FY 2023$1,510$1,880$2,260$2,900$3,190

Two-bedroom rent in nearby Nassau County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 11516
11501$2,740+5.4%
11507$3,240+24.6%
11509$2,760+6.2%
11510$2,480−4.6%
11514$2,760+6.2%
11516Current$2,600—
11518$2,750+5.8%
11520$2,480−4.6%
11530$3,150+21.2%
11531$2,710+4.2%
11542$2,840+9.2%
11545$2,660+2.3%

Questions about ZIP 11516 rents

How much will Section 8 pay for a two-bedroom in ZIP 11516?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,689, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,420 to $2,958 a month; under the ZIP-level Small Area FMR of $2,600 it would be $2,340 to $2,860. 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 11516 in?

ZIP 11516 is in the Nassau-Suffolk, NY HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,689.

How much did fair market rent change in ZIP 11516 for FY 2027?

The two-bedroom FMR fell 1.9%, from $2,650 in FY 2026 to $2,600 in FY 2027. Since FY 2023 it has risen 15.0%.

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 rentCedarhurst, NY fair market rentNY statewide rentsWhat is SAFMR?Data sources