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Nassau County/Mill Neck/11765

11765

ZIPSAFMR
Nassau County, NY
Zillow

ZIP Investment Score

35Below average

095130300
BRFMR
Eff. Rent
0 BR$2,010$2,210
1 BR$2,350$2,590
2 BR$2,760$3,040
3 BR$3,570$3,930
4 BR$3,870$4,260
5 BR$4,451Not available
6 BR$5,118Not available
7 BR$5,886Not available
8 BR$6,769Not available

Purchase Price Calculator

Maximum purchase price
$389,826

Cost breakdown

+Likely effective rent$3,040
HUD FMR$2,760
Market rent$3,660
Est. payment standard (110%)Used$3,040
-Principal and interest-$1,971
Loan amount$311,861
Down payment$77,965
Rate6.50%
Term30 years
-Operating costs-$869
Property taxes-$390
Insurance-$175
Utilities$0
HOA$0
Management-$304
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$48,347(62.0% ROI)
Projected value
$419,800
Return breakdown
Property appreciation+$29,974
Loan principal paid down+$11,173
Rental cash flow+$7,200
5-year hold
+$83,151(106.7% ROI)
Projected value
$441,053
Return breakdown
Property appreciation+$51,226
Loan principal paid down+$19,925
Rental cash flow+$12,000
10-year hold
+$180,662(231.7% ROI)
Projected value
$499,011
Return breakdown
Property appreciation+$109,184
Loan principal paid down+$47,477
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.75
1 BR
0.76
2 BR
0.75
3 BR
0.74
4 BR
0.62
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 11765 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 11765 (Mill Neck, NY) is $2,760 a month. That is down 9.8% from $3,060 in FY 2026. Mill Neck 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, 11765 is tied for the 44th-highest two-bedroom rent (county range $2,480–$4,030). The median county two-bedroom FMR in New York is $1,385, so ZIP 11765 is 99% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 11765
BedroomsFY 2027Change90–110% range
Studio$2,010−3.4%$1,809–$2,211
1BR$2,350−10.0%$2,115–$2,585
2BR$2,760−9.8%$2,484–$3,036
3BR$3,570−9.8%$3,213–$3,927
4BR$3,870−9.8%$3,483–$4,257

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 11765
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,010$2,350$2,760$3,570$3,870
FY 2026$2,080$2,610$3,060$3,960$4,290
FY 2025$2,310$2,890$3,390$4,390$4,760
FY 2024$2,560$3,210$3,760$4,870$5,280
FY 2023$2,310$2,880$3,450$4,430$4,870

Two-bedroom rent in nearby Nassau County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 11765
11735$2,700−2.2%
11743$2,940+6.5%
11753$2,910+5.4%
11756$2,920+5.8%
11758$2,770+0.4%
11762$2,800+1.4%
11765Current$2,760—
11771$2,480−10.1%
11773$2,710−1.8%
11783$3,200+15.9%
11791$4,030+46.0%
11793$2,850+3.3%

Questions about ZIP 11765 rents

How much will Section 8 pay for a two-bedroom in ZIP 11765?

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 $2,760 it would be $2,484 to $3,036. 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 11765 in?

ZIP 11765 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 11765 for FY 2027?

The two-bedroom FMR fell 9.8%, from $3,060 in FY 2026 to $2,760 in FY 2027. Since FY 2023 it has fallen 20.0%.

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