Skip to main content
Loading page
Sullivan County/North Branch/12766

12766

ZIPSAFMR
Sullivan County, NY
Zillow

ZIP Investment Score

63Below average

095130300
BRFMR
Eff. Rent
0 BR$1,010$1,010
1 BR$1,040$1,040
2 BR$1,300$1,300
3 BR$1,800$1,800
4 BR$1,830$1,830
5 BR$2,105Not available
6 BR$2,420Not available
7 BR$2,783Not available
8 BR$3,201Not available

Purchase Price Calculator

Maximum purchase price
$131,263

Cost breakdown

+Likely effective rent$1,300
HUD FMRUsed$1,300
Market rentN/A
Est. payment standardN/A
-Principal and interest-$664
Loan amount$105,010
Down payment$26,253
Rate6.50%
Term30 years
-Operating costs-$436
Property taxes-$131
Insurance-$175
Utilities$0
HOA$0
Management-$130
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,055(80.2% ROI)
Projected value
$141,356
Return breakdown
Property appreciation+$10,093
Loan principal paid down+$3,762
Rental cash flow+$7,200
5-year hold
+$35,958(137.0% ROI)
Projected value
$148,512
Return breakdown
Property appreciation+$17,249
Loan principal paid down+$6,709
Rental cash flow+$12,000
10-year hold
+$76,751(292.4% ROI)
Projected value
$168,028
Return breakdown
Property appreciation+$36,765
Loan principal paid down+$15,987
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

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
--

ZIP 12766 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12766 (North Branch, NY) is $1,300 a month. That is unchanged from FY 2026. North Branch is in the Sullivan 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 $1,299. Among 61 ZIP codes in Sullivan County, 12766 is tied for the 39th-highest two-bedroom rent (county range $1,180–$2,160). The median county two-bedroom FMR in New York is $1,385, so ZIP 12766 is 6% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12766
BedroomsFY 2027Change90–110% range
Studio$1,010+2.0%$909–$1,111
1BR$1,040−2.8%$936–$1,144
2BR$1,3000.0%$1,170–$1,430
3BR$1,800−0.6%$1,620–$1,980
4BR$1,830−3.2%$1,647–$2,013

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12766
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,010$1,040$1,300$1,800$1,830
FY 2026$990$1,070$1,300$1,810$1,890
FY 2025$940$1,040$1,220$1,710$1,820
FY 2024area FMR$789$917$1,078$1,506$1,653
FY 2023area FMR$698$838$1,008$1,341$1,526

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

Two-bedroom rent in nearby Sullivan County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 12766
12758$1,640+26.2%
12759$1,330+2.3%
12760$1,260−3.1%
12762$1,310+0.8%
12763$1,760+35.4%
12764$1,180−9.2%
12765$1,180−9.2%
12766Current$1,300—
12767$1,3000.0%
12768$1,180−9.2%
12769$1,590+22.3%
12770$1,420+9.2%

Questions about ZIP 12766 rents

How much will Section 8 pay for a two-bedroom in ZIP 12766?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,299, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,169 to $1,429 a month; under the ZIP-level Small Area FMR of $1,300 it would be $1,170 to $1,430. 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 12766 in?

ZIP 12766 is in the Sullivan County, NY non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,299.

How much did fair market rent change in ZIP 12766 for FY 2027?

The two-bedroom FMR was unchanged at $1,300 in FY 2027. Since FY 2025 it has risen 6.6%.

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