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Greene County/South Cairo/12482

12482

ZIPSAFMR
Greene County, NY
Zillow

ZIP Investment Score

54Below average

095130300
BRFMR
Eff. Rent
0 BR$1,030$1,030
1 BR$1,140$1,250
2 BR$1,400$1,400
3 BR$1,840$1,840
4 BR$2,110$2,110
5 BR$2,427Not available
6 BR$2,790Not available
7 BR$3,209Not available
8 BR$3,690Not available

Purchase Price Calculator

Maximum purchase price
$146,123

Cost breakdown

+Likely effective rent$1,400
HUD FMRUsed$1,400
Market rentN/A
Est. payment standardN/A
-Principal and interest-$739
Loan amount$116,898
Down payment$29,225
Rate6.50%
Term30 years
-Operating costs-$461
Property taxes-$146
Insurance-$175
Utilities$0
HOA$0
Management-$140
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,624(77.4% ROI)
Projected value
$157,358
Return breakdown
Property appreciation+$11,235
Loan principal paid down+$4,188
Rental cash flow+$7,200
5-year hold
+$38,670(132.3% ROI)
Projected value
$165,325
Return breakdown
Property appreciation+$19,202
Loan principal paid down+$7,469
Rental cash flow+$12,000
10-year hold
+$82,723(283.1% ROI)
Projected value
$187,050
Return breakdown
Property appreciation+$40,927
Loan principal paid down+$17,796
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

1 BR
0.66
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 12482 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12482 (South Cairo, NY) is $1,400 a month. That is down 9.7% from $1,550 in FY 2026. South Cairo is in the Greene County, NY non-metropolitan 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 county-wide two-bedroom FMR of $1,354. Among 43 ZIP codes in Greene County, 12482 has the 16th-highest two-bedroom rent (county range $1,240–$1,750). The median county two-bedroom FMR in New York is $1,385, so ZIP 12482 is 1% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12482
BedroomsFY 2027Change90–110% range
Studio$1,030−9.6%$927–$1,133
1BR$1,140−9.5%$1,026–$1,254
2BR$1,400−9.7%$1,260–$1,540
3BR$1,840−9.8%$1,656–$2,024
4BR$2,110−9.8%$1,899–$2,321

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12482
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,030$1,140$1,400$1,840$2,110
FY 2026$1,140$1,260$1,550$2,040$2,340
FY 2025$1,130$1,200$1,410$1,930$2,100
FY 2024area FMR$926$965$1,155$1,517$1,587
FY 2023area FMR$883$931$1,123$1,407$1,509

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Greene County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 12482
12460$1,540+10.0%
12463$1,640+17.1%
12468$1,240−11.4%
12469$1,590+13.6%
12470$1,240−11.4%
12473$1,360−2.9%
12477$1,690+20.7%
12480$1,640+17.1%
12482Current$1,400—
12485$1,370−2.1%
12492$1,350−3.6%
12496$1,240−11.4%

Questions about ZIP 12482 rents

How much will Section 8 pay for a two-bedroom in ZIP 12482?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,354, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,219 to $1,489 a month; under the ZIP-level Small Area FMR of $1,400 it would be $1,260 to $1,540. 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 12482 in?

ZIP 12482 is in the Greene County, NY non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,354.

How much did fair market rent change in ZIP 12482 for FY 2027?

The two-bedroom FMR fell 9.7%, from $1,550 in FY 2026 to $1,400 in FY 2027. Since FY 2025 it has fallen 0.7%.

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