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Orleans County/Holley/14470

14470

ZIPSAFMR
Orleans County, NY
Zillow

ZIP Investment Score

74Below average

095130300
BRFMR
Eff. Rent
0 BR$1,010$1,010
1 BR$1,140$1,140
2 BR$1,420$1,420
3 BR$1,710$1,710
4 BR$1,880$1,880
5 BR$2,162Not available
6 BR$2,486Not available
7 BR$2,859Not available
8 BR$3,288Not available

Purchase Price Calculator

Maximum purchase price
$149,095

Cost breakdown

+Likely effective rent$1,420
HUD FMRUsed$1,420
Market rentN/A
Est. payment standardN/A
-Principal and interest-$754
Loan amount$119,276
Down payment$29,819
Rate6.50%
Term30 years
-Operating costs-$466
Property taxes-$149
Insurance-$175
Utilities$0
HOA$0
Management-$142
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,937(76.9% ROI)
Projected value
$160,559
Return breakdown
Property appreciation+$11,464
Loan principal paid down+$4,273
Rental cash flow+$7,200
5-year hold
+$39,213(131.5% ROI)
Projected value
$168,687
Return breakdown
Property appreciation+$19,592
Loan principal paid down+$7,621
Rental cash flow+$12,000
10-year hold
+$83,918(281.4% ROI)
Projected value
$190,854
Return breakdown
Property appreciation+$41,759
Loan principal paid down+$18,158
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 14470 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 14470 (Holley, NY) is $1,420 a month. That is up 10.1% from $1,290 in FY 2026. Holley is in the Rochester, NY MSA. 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 metro-wide two-bedroom FMR of $1,416. Among 18 ZIP codes in Orleans County, 14470 is tied for the 2nd-highest two-bedroom rent (county range $1,010–$1,840). The median county two-bedroom FMR in New York is $1,385, so ZIP 14470 is 3% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 14470
BedroomsFY 2027Change90–110% range
Studio$1,010+9.8%$909–$1,111
1BR$1,140+9.6%$1,026–$1,254
2BR$1,420+10.1%$1,278–$1,562
3BR$1,710+10.3%$1,539–$1,881
4BR$1,880+9.9%$1,692–$2,068

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 14470
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,010$1,140$1,420$1,710$1,880
FY 2026$920$1,040$1,290$1,550$1,710
FY 2025$850$950$1,180$1,430$1,570
FY 2024$760$860$1,070$1,300$1,440
FY 2023$660$750$940$1,160$1,270

Two-bedroom rent in nearby Orleans County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 14470
14411$1,4200.0%
14416$1,4200.0%
14420$1,4200.0%
14422$1,4200.0%
14429$1,4200.0%
14452$1,4200.0%
14464$1,4200.0%
14470Current$1,420—
14476$1,4200.0%
14477$1,4200.0%
14479$1,4200.0%
14571$1,840+29.6%

Questions about ZIP 14470 rents

How much will Section 8 pay for a two-bedroom in ZIP 14470?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,416, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,274 to $1,558 a month; under the ZIP-level Small Area FMR of $1,420 it would be $1,278 to $1,562. 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 14470 in?

ZIP 14470 is in the Rochester, NY MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,416.

How much did fair market rent change in ZIP 14470 for FY 2027?

The two-bedroom FMR rose 10.1%, from $1,290 in FY 2026 to $1,420 in FY 2027. Since FY 2023 it has risen 51.1%.

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