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Ulster County/Claryville/12725

12725

ZIPSAFMR
Ulster County, NY
Zillow

ZIP Investment Score

103Above average

095130300
BRFMR
Eff. Rent
0 BR$1,260$1,260
1 BR$1,370$1,370
2 BR$1,790$1,790
3 BR$2,210$2,210
4 BR$2,370$2,370
5 BR$2,726Not available
6 BR$3,134Not available
7 BR$3,604Not available
8 BR$4,145Not available

Purchase Price Calculator

Maximum purchase price
$204,077

Cost breakdown

+Likely effective rent$1,790
HUD FMRUsed$1,790
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,032
Loan amount$163,261
Down payment$40,815
Rate6.50%
Term30 years
-Operating costs-$558
Property taxes-$204
Insurance-$175
Utilities$0
HOA$0
Management-$179
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,741(70.4% ROI)
Projected value
$219,768
Return breakdown
Property appreciation+$15,692
Loan principal paid down+$5,849
Rental cash flow+$7,200
5-year hold
+$49,248(120.7% ROI)
Projected value
$230,894
Return breakdown
Property appreciation+$26,817
Loan principal paid down+$10,431
Rental cash flow+$12,000
10-year hold
+$106,013(259.7% ROI)
Projected value
$261,236
Return breakdown
Property appreciation+$57,159
Loan principal paid down+$24,855
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
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Tax rate
--
Mortgage rate
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ZIP 12725 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12725 (Claryville, NY) is $1,790 a month. That is up 3.5% from $1,730 in FY 2026. Claryville 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, 12725 is tied for the 42nd-highest two-bedroom rent (county range $1,640–$2,820). The median county two-bedroom FMR in New York is $1,385, so ZIP 12725 is 29% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12725
BedroomsFY 2027Change90–110% range
Studio$1,260+0.8%$1,134–$1,386
1BR$1,370+3.0%$1,233–$1,507
2BR$1,790+3.5%$1,611–$1,969
3BR$2,210+1.8%$1,989–$2,431
4BR$2,370+2.2%$2,133–$2,607

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12725
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,260$1,370$1,790$2,210$2,370
FY 2026$1,250$1,330$1,730$2,170$2,320
FY 2025$1,160$1,180$1,540$1,980$2,220
FY 2024$1,240$1,260$1,640$2,110$2,360
FY 2023$1,070$1,140$1,480$1,930$2,160

Two-bedroom rent in nearby Ulster County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 12725
12548$1,890+5.6%
12561$2,150+20.1%
12566$2,010+12.3%
12568$1,880+5.0%
12586$2,050+14.5%
12588$1,880+5.0%
12589$1,7900.0%
12725Current$1,790—
12740$1,640−8.4%
12758$1,640−8.4%
12763$1,760−1.7%
12789$1,640−8.4%

Questions about ZIP 12725 rents

How much will Section 8 pay for a two-bedroom in ZIP 12725?

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 $1,790 it would be $1,611 to $1,969. 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 12725 in?

ZIP 12725 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 12725 for FY 2027?

The two-bedroom FMR rose 3.5%, from $1,730 in FY 2026 to $1,790 in FY 2027. Since FY 2023 it has risen 20.9%.

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