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Essex County/Port Henry/12974

12974

ZIPSAFMR
Essex County, NY
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$810$810
1 BR$850$850
2 BR$1,110$1,110
3 BR$1,350$1,350
4 BR$1,550$1,550
5 BR$1,782Not available
6 BR$2,050Not available
7 BR$2,357Not available
8 BR$2,711Not available

Purchase Price Calculator

Maximum purchase price
$103,029

Cost breakdown

+Likely effective rent$1,110
HUD FMRUsed$1,110
Market rentN/A
Est. payment standardN/A
-Principal and interest-$521
Loan amount$82,423
Down payment$20,606
Rate6.50%
Term30 years
-Operating costs-$389
Property taxes-$103
Insurance-$175
Utilities$0
HOA$0
Management-$111
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,075(87.7% ROI)
Projected value
$110,951
Return breakdown
Property appreciation+$7,922
Loan principal paid down+$2,953
Rental cash flow+$7,200
5-year hold
+$30,805(149.5% ROI)
Projected value
$116,568
Return breakdown
Property appreciation+$13,539
Loan principal paid down+$5,266
Rental cash flow+$12,000
10-year hold
+$65,405(317.4% ROI)
Projected value
$131,886
Return breakdown
Property appreciation+$28,857
Loan principal paid down+$12,548
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
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Mortgage rate
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ZIP 12974 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 12974 (Port Henry, NY) is $1,110 a month. That is up 0.9% from $1,100 in FY 2026. Port Henry is in the Essex 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 $1,171. Among 39 ZIP codes in Essex County, 12974 is tied for the 35th-highest two-bedroom rent (county range $1,070–$1,760). The median county two-bedroom FMR in New York is $1,385, so ZIP 12974 is 20% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 12974
BedroomsFY 2027Change90–110% range
Studio$810−2.4%$729–$891
1BR$850+1.2%$765–$935
2BR$1,110+0.9%$999–$1,221
3BR$1,3500.0%$1,215–$1,485
4BR$1,550+1.3%$1,395–$1,705

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 12974
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$810$850$1,110$1,350$1,550
FY 2026$830$840$1,100$1,350$1,530
FY 2025$750$750$930$1,210$1,380
FY 2024area FMR$824$828$971$1,309$1,446
FY 2023area FMR$788$822$934$1,316$1,365

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

Two-bedroom rent in nearby Essex County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 12974
12956$1,170+5.4%
12960$1,170+5.4%
12961$1,170+5.4%
12964$1,170+5.4%
12972$1,290+16.2%
12974Current$1,110—
12975$1,330+19.8%
12977$1,150+3.6%
12983$1,070−3.6%
12987$1,550+39.6%
12989$1,130+1.8%
12993$1,160+4.5%

Questions about ZIP 12974 rents

How much will Section 8 pay for a two-bedroom in ZIP 12974?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,171, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,054 to $1,288 a month; under the ZIP-level Small Area FMR of $1,110 it would be $999 to $1,221. 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 12974 in?

ZIP 12974 is in the Essex County, NY non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,171.

How much did fair market rent change in ZIP 12974 for FY 2027?

The two-bedroom FMR rose 0.9%, from $1,100 in FY 2026 to $1,110 in FY 2027. Since FY 2025 it has risen 19.4%.

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