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Ulster County/Boiceville/12412

12412

ZIPSAFMR
Ulster County, NY
Zillow

ZIP Investment Score

105Above average

095130300
BRFMR
Eff. Rent
0 BR$1,600$1,600
1 BR$1,760$1,760
2 BR$2,290$2,290
3 BR$2,790$2,790
4 BR$3,020$3,020
5 BR$3,473Not available
6 BR$3,994Not available
7 BR$4,593Not available
8 BR$5,282Not available

Purchase Price Calculator

Maximum purchase price
$278,377

Cost breakdown

+Likely effective rent$2,290
HUD FMRUsed$2,290
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,408
Loan amount$222,701
Down payment$55,675
Rate6.50%
Term30 years
-Operating costs-$682
Property taxes-$278
Insurance-$175
Utilities$0
HOA$0
Management-$229
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$36,583(65.7% ROI)
Projected value
$299,781
Return breakdown
Property appreciation+$21,405
Loan principal paid down+$7,979
Rental cash flow+$7,200
5-year hold
+$62,809(112.8% ROI)
Projected value
$314,958
Return breakdown
Property appreciation+$36,581
Loan principal paid down+$14,228
Rental cash flow+$12,000
10-year hold
+$135,873(244.0% ROI)
Projected value
$356,346
Return breakdown
Property appreciation+$77,969
Loan principal paid down+$33,904
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
--
Tax rate
--
Mortgage rate
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ZIP 12412 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12412 (Boiceville, NY) is $2,290 a month. That is up 22.5% from $1,870 in FY 2026. Boiceville is in the Kingston, NY MSA. 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 $1,878. Among 69 ZIP codes in Ulster County, 12412 has the 8th-highest two-bedroom rent (county range $1,640–$2,820). The median county two-bedroom FMR in New York is $1,385, so ZIP 12412 is 65% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12412
BedroomsFY 2027Change90–110% range
Studio$1,600+19.4%$1,440–$1,760
1BR$1,760+23.9%$1,584–$1,936
2BR$2,290+22.5%$2,061–$2,519
3BR$2,790+20.8%$2,511–$3,069
4BR$3,020+21.8%$2,718–$3,322

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12412
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,600$1,760$2,290$2,790$3,020
FY 2026$1,340$1,420$1,870$2,310$2,480
FY 2025$1,350$1,350$1,770$2,240$2,420
FY 2024$1,160$1,180$1,540$1,990$2,220
FY 2023$960$1,020$1,330$1,740$1,940

Two-bedroom rent in nearby Ulster County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 12412
12402$1,880−17.9%
12404$1,640−28.4%
12406$1,640−28.4%
12409$1,880−17.9%
12410$1,880−17.9%
12411$1,890−17.5%
12412Current$2,290—
12414$1,640−28.4%
12416$1,880−17.9%
12417$2,180−4.8%
12419$1,960−14.4%
12420$1,760−23.1%

Questions about ZIP 12412 rents

How much will Section 8 pay for a two-bedroom in ZIP 12412?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,878, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,690 to $2,066 a month; under the ZIP-level Small Area FMR of $2,290 it would be $2,061 to $2,519. 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 12412 in?

ZIP 12412 is in the Kingston, NY MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,878.

How much did fair market rent change in ZIP 12412 for FY 2027?

The two-bedroom FMR rose 22.5%, from $1,870 in FY 2026 to $2,290 in FY 2027. Since FY 2023 it has risen 72.2%.

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