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Clinton County/Plattsburgh/12901

12901

ZIPSAFMR
Clinton County, NY
Zillow

ZIP Investment Score

91Below average

095130300
BRFMR
Eff. Rent
0 BR$990$1,090
1 BR$990$1,090
2 BR$1,270$1,400
3 BR$1,510$1,590
4 BR$1,720$1,740
5 BR$1,978Not available
6 BR$2,275Not available
7 BR$2,616Not available
8 BR$3,008Not available

Purchase Price Calculator

Maximum purchase price
$146,123

Cost breakdown

+Likely effective rent$1,400
HUD FMR$1,270
Market rent$1,520
Est. payment standard (110%)Used$1,400
-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

Studio
0.83
1 BR
0.77
2 BR
0.84
3 BR
0.93
4 BR
0.98
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 12901 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12901 (Plattsburgh, NY) is $1,270 a month. That is down 2.3% from $1,300 in FY 2026. Plattsburgh is in the Clinton 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 $1,205. Among 29 ZIP codes in Clinton County, 12901 has the 7th-highest two-bedroom rent (county range $1,130–$1,810). The median county two-bedroom FMR in New York is $1,385, so ZIP 12901 is 8% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12901
BedroomsFY 2027Change90–110% range
Studio$990−2.9%$891–$1,089
1BR$990−2.9%$891–$1,089
2BR$1,270−2.3%$1,143–$1,397
3BR$1,510−3.2%$1,359–$1,661
4BR$1,7200.0%$1,548–$1,892

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12901
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$990$990$1,270$1,510$1,720
FY 2026$1,020$1,020$1,300$1,560$1,720
FY 2025$940$950$1,200$1,450$1,590
FY 2024area FMR$821$826$1,047$1,283$1,395
FY 2023area FMR$774$779$992$1,244$1,341

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

Two-bedroom rent in nearby Clinton County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 12901
12901Current$1,270—
12903$1,810+42.5%
12910$1,160−8.7%
12911$1,310+3.1%
12912$1,180−7.1%
12913$1,180−7.1%
12918$1,170−7.9%
12919$1,250−1.6%
12920$1,160−8.7%
12921$1,180−7.1%
12923$1,130−11.0%
12924$1,220−3.9%

Questions about ZIP 12901 rents

How much will Section 8 pay for a two-bedroom in ZIP 12901?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,205, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,085 to $1,326 a month; under the ZIP-level Small Area FMR of $1,270 it would be $1,143 to $1,397. 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 12901 in?

ZIP 12901 is in the Clinton County, NY non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,205.

How much did fair market rent change in ZIP 12901 for FY 2027?

The two-bedroom FMR fell 2.3%, from $1,300 in FY 2026 to $1,270 in FY 2027. Since FY 2025 it has risen 5.8%.

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