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Niagara County/North Tonawanda/14120

14120

ZIPSAFMR
Niagara County, NY
Zillow

ZIP Investment Score

90Below average

095130300
BRFMR
Eff. Rent
0 BR$1,110$1,220
1 BR$1,130$1,240
2 BR$1,340$1,470
3 BR$1,630$1,790
4 BR$1,860$2,050
5 BR$2,139Not available
6 BR$2,460Not available
7 BR$2,829Not available
8 BR$3,253Not available

Purchase Price Calculator

Maximum purchase price
$156,525

Cost breakdown

+Likely effective rent$1,470
HUD FMR$1,340
Market rent$1,800
Est. payment standard (110%)Used$1,470
-Principal and interest-$791
Loan amount$125,220
Down payment$31,305
Rate6.50%
Term30 years
-Operating costs-$479
Property taxes-$157
Insurance-$175
Utilities$0
HOA$0
Management-$147
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$23,722(75.8% ROI)
Projected value
$168,560
Return breakdown
Property appreciation+$12,035
Loan principal paid down+$4,486
Rental cash flow+$7,200
5-year hold
+$40,569(129.6% ROI)
Projected value
$177,094
Return breakdown
Property appreciation+$20,569
Loan principal paid down+$8,000
Rental cash flow+$12,000
10-year hold
+$86,904(277.6% ROI)
Projected value
$200,365
Return breakdown
Property appreciation+$43,840
Loan principal paid down+$19,063
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.87
1 BR
0.71
2 BR
0.74
3 BR
0.74
4 BR
0.72
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 14120 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 14120 (North Tonawanda, NY) is $1,340 a month. That is up 5.5% from $1,270 in FY 2026. North Tonawanda 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 27 ZIP codes in Niagara County, 14120 has the 4th-highest two-bedroom rent (county range $1,010–$2,130). The median county two-bedroom FMR in New York is $1,385, so ZIP 14120 is 3% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 14120
BedroomsFY 2027Change90–110% range
Studio$1,110+6.7%$999–$1,221
1BR$1,130+4.6%$1,017–$1,243
2BR$1,340+5.5%$1,206–$1,474
3BR$1,630+5.2%$1,467–$1,793
4BR$1,860+5.1%$1,674–$2,046

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 14120
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,110$1,130$1,340$1,630$1,860
FY 2026$1,040$1,080$1,270$1,550$1,770
FY 2025$880$910$1,070$1,310$1,480
FY 2024$870$910$1,070$1,310$1,480
FY 2023$800$830$980$1,200$1,350

Two-bedroom rent in nearby Niagara County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 14120
14095$1,240−7.5%
14098$1,260−6.0%
14103$1,190−11.2%
14105$1,010−24.6%
14107$1,240−7.5%
14108$1,130−15.7%
14109$1,330−0.7%
14120Current$1,340—
14126$1,240−7.5%
14131$1,180−11.9%
14132$1,280−4.5%
14144$1,240−7.5%

Questions about ZIP 14120 rents

How much will Section 8 pay for a two-bedroom in ZIP 14120?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,340, that basic range is $1,206 to $1,474 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 14120 in?

ZIP 14120 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 14120 for FY 2027?

The two-bedroom FMR rose 5.5%, from $1,270 in FY 2026 to $1,340 in FY 2027. Since FY 2023 it has risen 36.7%.

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