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Ulster County/New Paltz/12561

12561

ZIPSAFMR
Ulster County, NY
Zillow

ZIP Investment Score

64Below average

095130300
BRFMR
Eff. Rent
0 BR$1,500$1,510
1 BR$1,640$1,650
2 BR$2,150$2,370
3 BR$2,610$2,750
4 BR$2,830$3,040
5 BR$3,254Not available
6 BR$3,743Not available
7 BR$4,304Not available
8 BR$4,950Not available

Purchase Price Calculator

Maximum purchase price
$290,265

Cost breakdown

+Likely effective rent$2,370
HUD FMR$2,150
Market rent$2,520
Est. payment standard (110%)Used$2,370
-Principal and interest-$1,468
Loan amount$232,212
Down payment$58,053
Rate6.50%
Term30 years
-Operating costs-$702
Property taxes-$290
Insurance-$175
Utilities$0
HOA$0
Management-$237
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$37,838(65.2% ROI)
Projected value
$312,583
Return breakdown
Property appreciation+$22,319
Loan principal paid down+$8,320
Rental cash flow+$7,200
5-year hold
+$64,979(111.9% ROI)
Projected value
$328,408
Return breakdown
Property appreciation+$38,143
Loan principal paid down+$14,836
Rental cash flow+$12,000
10-year hold
+$140,650(242.3% ROI)
Projected value
$371,563
Return breakdown
Property appreciation+$81,299
Loan principal paid down+$35,352
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.99
1 BR
0.99
2 BR
0.85
3 BR
0.92
4 BR
0.90
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 12561 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12561 (New Paltz, NY) is $2,150 a month. That is up 1.4% from $2,120 in FY 2026. New Paltz 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, 12561 is tied for the 14th-highest two-bedroom rent (county range $1,640–$2,820). The median county two-bedroom FMR in New York is $1,385, so ZIP 12561 is 55% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12561
BedroomsFY 2027Change90–110% range
Studio$1,500−1.3%$1,350–$1,650
1BR$1,640+1.2%$1,476–$1,804
2BR$2,150+1.4%$1,935–$2,365
3BR$2,610−0.4%$2,349–$2,871
4BR$2,830+0.7%$2,547–$3,113

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12561
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,500$1,640$2,150$2,610$2,830
FY 2026$1,520$1,620$2,120$2,620$2,810
FY 2025$1,580$1,580$2,070$2,620$2,840
FY 2024$1,490$1,510$1,970$2,540$2,850
FY 2023$1,260$1,340$1,740$2,280$2,540

Two-bedroom rent in nearby Ulster County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 12561
12515$1,640−23.7%
12525$2,120−1.4%
12528$2,190+1.9%
12542$2,350+9.3%
12547$2,710+26.0%
12548$1,890−12.1%
12561Current$2,150—
12566$2,010−6.5%
12568$1,880−12.6%
12586$2,050−4.7%
12588$1,880−12.6%
12589$1,790−16.7%

Questions about ZIP 12561 rents

How much will Section 8 pay for a two-bedroom in ZIP 12561?

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 $2,150 it would be $1,935 to $2,365. 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 12561 in?

ZIP 12561 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 12561 for FY 2027?

The two-bedroom FMR rose 1.4%, from $2,120 in FY 2026 to $2,150 in FY 2027. Since FY 2023 it has risen 23.6%.

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