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Suffolk County/Sound Beach/11789

11789

ZIPSAFMR
Suffolk County, NY
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$2,530$2,320
1 BR$2,950$2,450
2 BR$3,470$3,120
3 BR$4,460$3,600
4 BR$4,740$4,650
5 BR$5,451Not available
6 BR$6,269Not available
7 BR$7,209Not available
8 BR$8,290Not available

Purchase Price Calculator

Maximum purchase price
$401,714

Cost breakdown

+Likely effective rent$3,120
HUD FMR$3,470
Market rentUsed$3,120
Est. payment standard (93%)$3,240
-Principal and interest-$2,031
Loan amount$321,371
Down payment$80,343
Rate6.50%
Term30 years
-Operating costs-$889
Property taxes-$402
Insurance-$175
Utilities$0
HOA$0
Management-$312
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$49,602(61.7% ROI)
Projected value
$432,602
Return breakdown
Property appreciation+$30,888
Loan principal paid down+$11,514
Rental cash flow+$7,200
5-year hold
+$85,321(106.2% ROI)
Projected value
$454,503
Return breakdown
Property appreciation+$52,789
Loan principal paid down+$20,532
Rental cash flow+$12,000
10-year hold
+$185,439(230.8% ROI)
Projected value
$514,228
Return breakdown
Property appreciation+$112,514
Loan principal paid down+$48,925
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.09
1 BR
1.20
2 BR
1.11
3 BR
1.24
4 BR
1.02
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 11789 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 11789 (Sound Beach, NY) is $3,470 a month. That is up 4.2% from $3,330 in FY 2026. Sound Beach 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 111 ZIP codes in Suffolk County, 11789 is tied for the 8th-highest two-bedroom rent (county range $2,480–$3,920). The median county two-bedroom FMR in New York is $1,385, so ZIP 11789 is 151% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 11789
BedroomsFY 2027Change90–110% range
Studio$2,530+4.5%$2,277–$2,783
1BR$2,950+2.4%$2,655–$3,245
2BR$3,470+4.2%$3,123–$3,817
3BR$4,460+3.2%$4,014–$4,906
4BR$4,740+3.7%$4,266–$5,214

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 11789
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,530$2,950$3,470$4,460$4,740
FY 2026$2,420$2,880$3,330$4,320$4,570
FY 2025$1,960$2,370$2,740$3,550$3,810
FY 2024$1,550$1,950$2,280$2,950$3,200
FY 2023$1,300$1,620$1,940$2,490$2,740

Two-bedroom rent in nearby Suffolk County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 11789
11782$2,790−19.6%
11784$2,710−21.9%
11786$3,080−11.2%
11787$3,190−8.1%
11788$3,110−10.4%
11789Current$3,470—
11790$3,340−3.7%
11792$3,390−2.3%
11794$3,340−3.7%
11795$3,110−10.4%
11796$2,950−15.0%
11797$3,920+13.0%

Questions about ZIP 11789 rents

How much will Section 8 pay for a two-bedroom in ZIP 11789?

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 $3,470 it would be $3,123 to $3,817. 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 11789 in?

ZIP 11789 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 11789 for FY 2027?

The two-bedroom FMR rose 4.2%, from $3,330 in FY 2026 to $3,470 in FY 2027. Since FY 2023 it has risen 78.9%.

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