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Clinton County/Peru/12972

12972

ZIPSAFMR
Clinton County, NY
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$1,000$1,000
1 BR$1,010$1,010
2 BR$1,290$1,290
3 BR$1,540$1,540
4 BR$1,750$1,750
5 BR$2,012Not available
6 BR$2,314Not available
7 BR$2,662Not available
8 BR$3,061Not available

Purchase Price Calculator

Maximum purchase price
$129,777

Cost breakdown

+Likely effective rent$1,290
HUD FMRUsed$1,290
Market rentN/A
Est. payment standardN/A
-Principal and interest-$656
Loan amount$103,822
Down payment$25,955
Rate6.50%
Term30 years
-Operating costs-$434
Property taxes-$130
Insurance-$175
Utilities$0
HOA$0
Management-$129
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,898(80.5% ROI)
Projected value
$139,756
Return breakdown
Property appreciation+$9,979
Loan principal paid down+$3,720
Rental cash flow+$7,200
5-year hold
+$35,687(137.5% ROI)
Projected value
$146,831
Return breakdown
Property appreciation+$17,054
Loan principal paid down+$6,633
Rental cash flow+$12,000
10-year hold
+$76,154(293.4% ROI)
Projected value
$166,126
Return breakdown
Property appreciation+$36,349
Loan principal paid down+$15,806
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 12972 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12972 (Peru, NY) is $1,290 a month. That is down 7.2% from $1,390 in FY 2026. Peru 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, 12972 has the 5th-highest two-bedroom rent (county range $1,130–$1,810). The median county two-bedroom FMR in New York is $1,385, so ZIP 12972 is 7% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12972
BedroomsFY 2027Change90–110% range
Studio$1,000−8.3%$900–$1,100
1BR$1,010−7.3%$909–$1,111
2BR$1,290−7.2%$1,161–$1,419
3BR$1,540−7.8%$1,386–$1,694
4BR$1,750−4.9%$1,575–$1,925

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12972
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,000$1,010$1,290$1,540$1,750
FY 2026$1,090$1,090$1,390$1,670$1,840
FY 2025$1,030$1,040$1,310$1,580$1,740
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. 12972
12952$1,130−12.4%
12955$1,130−12.4%
12958$1,200−7.0%
12959$1,130−12.4%
12962$1,280−0.8%
12972Current$1,290—
12978$1,130−12.4%
12979$1,130−12.4%
12981$1,130−12.4%
12985$1,210−6.2%
12992$1,180−8.5%
12997$1,480+14.7%

Questions about ZIP 12972 rents

How much will Section 8 pay for a two-bedroom in ZIP 12972?

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 $1,290 it would be $1,161 to $1,419. 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 12972 in?

ZIP 12972 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 12972 for FY 2027?

The two-bedroom FMR fell 7.2%, from $1,390 in FY 2026 to $1,290 in FY 2027. Since FY 2025 it has fallen 1.5%.

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