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Erie County/Lancaster/14086

14086

ZIPSAFMR
Erie County, NY
Zillow

ZIP Investment Score

68Below average

095130300
BRFMR
Eff. Rent
0 BR$1,160$1,220
1 BR$1,180$1,300
2 BR$1,400$1,540
3 BR$1,700$1,870
4 BR$1,950$2,150
5 BR$2,243Not available
6 BR$2,579Not available
7 BR$2,966Not available
8 BR$3,411Not available

Purchase Price Calculator

Maximum purchase price
$166,927

Cost breakdown

+Likely effective rent$1,540
HUD FMR$1,400
Market rent$1,880
Est. payment standard (110%)Used$1,540
-Principal and interest-$844
Loan amount$133,542
Down payment$33,385
Rate6.50%
Term30 years
-Operating costs-$496
Property taxes-$167
Insurance-$175
Utilities$0
HOA$0
Management-$154
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,820(74.3% ROI)
Projected value
$179,762
Return breakdown
Property appreciation+$12,835
Loan principal paid down+$4,784
Rental cash flow+$7,200
5-year hold
+$42,468(127.2% ROI)
Projected value
$188,862
Return breakdown
Property appreciation+$21,936
Loan principal paid down+$8,532
Rental cash flow+$12,000
10-year hold
+$91,084(272.8% ROI)
Projected value
$213,681
Return breakdown
Property appreciation+$46,754
Loan principal paid down+$20,330
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.93
1 BR
0.84
2 BR
0.74
3 BR
0.76
4 BR
0.84
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 14086 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 14086 (Lancaster, NY) is $1,400 a month. That is up 8.5% from $1,290 in FY 2026. Lancaster is in the Buffalo-Cheektowaga, NY MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 89 ZIP codes in Erie County, 14086 is tied for the 42nd-highest two-bedroom rent (county range $1,010–$2,130). The median county two-bedroom FMR in New York is $1,385, so ZIP 14086 is 1% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 14086
BedroomsFY 2027Change90–110% range
Studio$1,160+9.4%$1,044–$1,276
1BR$1,180+8.3%$1,062–$1,298
2BR$1,400+8.5%$1,260–$1,540
3BR$1,700+7.6%$1,530–$1,870
4BR$1,950+8.3%$1,755–$2,145

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 14086
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,160$1,180$1,400$1,700$1,950
FY 2026$1,060$1,090$1,290$1,580$1,800
FY 2025$940$970$1,140$1,390$1,580
FY 2024$930$970$1,140$1,400$1,570
FY 2023$850$890$1,050$1,290$1,440

Two-bedroom rent in nearby Erie County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 14086
14068$1,890+35.0%
14069$1,210−13.6%
14070$1,010−27.9%
14072$1,640+17.1%
14075$1,630+16.4%
14080$1,110−20.7%
14081$1,220−12.9%
14085$1,750+25.0%
14086Current$1,400—
14091$2,130+52.1%
14102$1,380−1.4%
14110$1,460+4.3%

Questions about ZIP 14086 rents

How much will Section 8 pay for a two-bedroom in ZIP 14086?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,400, that basic range is $1,260 to $1,540 a month. 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 14086 in?

ZIP 14086 is in the Buffalo-Cheektowaga, NY MSA. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 14086 for FY 2027?

The two-bedroom FMR rose 8.5%, from $1,290 in FY 2026 to $1,400 in FY 2027. Since FY 2023 it has risen 33.3%.

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