Skip to main content
Loading page
Dutchess County/Holmes/12531

12531

ZIPSAFMR
Dutchess County, NY
Zillow

ZIP Investment Score

82Below average

095130300
BRFMR
Eff. Rent
0 BR$2,280$2,080
1 BR$2,390$2,210
2 BR$2,620$2,820
3 BR$3,280$3,220
4 BR$3,570$3,390
5 BR$4,106Not available
6 BR$4,721Not available
7 BR$5,430Not available
8 BR$6,244Not available

Purchase Price Calculator

Maximum purchase price
$357,134

Cost breakdown

+Likely effective rent$2,820
HUD FMR$2,620
Market rent$2,920
Est. payment standard (107%)Used$2,820
-Principal and interest-$1,806
Loan amount$285,707
Down payment$71,427
Rate6.50%
Term30 years
-Operating costs-$814
Property taxes-$357
Insurance-$175
Utilities$0
HOA$0
Management-$282
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$44,896(62.9% ROI)
Projected value
$384,595
Return breakdown
Property appreciation+$27,460
Loan principal paid down+$10,236
Rental cash flow+$7,200
5-year hold
+$77,184(108.1% ROI)
Projected value
$404,065
Return breakdown
Property appreciation+$46,930
Loan principal paid down+$18,254
Rental cash flow+$12,000
10-year hold
+$167,524(234.5% ROI)
Projected value
$457,162
Return breakdown
Property appreciation+$100,028
Loan principal paid down+$43,496
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.10
1 BR
1.08
2 BR
0.90
3 BR
1.02
4 BR
1.05
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 12531 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12531 (Holmes, NY) is $2,620 a month. That is up 4.4% from $2,510 in FY 2026. Holmes is in the Kiryas Joel-Poughkeepsie-Newburgh, 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 $2,131. Among 39 ZIP codes in Dutchess County, 12531 is tied for the 3rd-highest two-bedroom rent (county range $1,790–$3,010). The median county two-bedroom FMR in New York is $1,385, so ZIP 12531 is 89% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12531
BedroomsFY 2027Change90–110% range
Studio$2,280+5.1%$2,052–$2,508
1BR$2,390+5.8%$2,151–$2,629
2BR$2,620+4.4%$2,358–$2,882
3BR$3,280+5.1%$2,952–$3,608
4BR$3,570+5.9%$3,213–$3,927

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12531
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,280$2,390$2,620$3,280$3,570
FY 2026$2,170$2,260$2,510$3,120$3,370
FY 2025$2,150$2,210$2,480$3,100$3,330
FY 2024$1,920$1,960$2,210$2,780$2,990
FY 2023$1,820$1,850$2,110$2,660$2,860

Two-bedroom rent in nearby Dutchess County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 12531
12512$2,250−14.1%
12514$1,790−31.7%
12522$1,790−31.7%
12524$2,6200.0%
12527$2,320−11.5%
12531Current$2,620—
12533$2,6200.0%
12537$2,080−20.6%
12538$1,790−31.7%
12540$2,790+6.5%
12545$1,790−31.7%
12546$1,790−31.7%

Questions about ZIP 12531 rents

How much will Section 8 pay for a two-bedroom in ZIP 12531?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,131, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,918 to $2,344 a month; under the ZIP-level Small Area FMR of $2,620 it would be $2,358 to $2,882. 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 12531 in?

ZIP 12531 is in the Kiryas Joel-Poughkeepsie-Newburgh, NY MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,131.

How much did fair market rent change in ZIP 12531 for FY 2027?

The two-bedroom FMR rose 4.4%, from $2,510 in FY 2026 to $2,620 in FY 2027. Since FY 2023 it has risen 24.2%.

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