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Monroe County/Webster/14580

14580

ZIPSAFMR
Monroe County, NY
Zillow

ZIP Investment Score

62Below average

095130300
BRFMR
Eff. Rent
0 BR$1,260$1,270
1 BR$1,430$1,460
2 BR$1,790$1,880
3 BR$2,160$2,380
4 BR$2,360$2,600
5 BR$2,714Not available
6 BR$3,121Not available
7 BR$3,589Not available
8 BR$4,128Not available

Purchase Price Calculator

Maximum purchase price
$217,451

Cost breakdown

+Likely effective rent$1,880
HUD FMR$1,790
Market rent$1,930
Est. payment standard (105%)Used$1,880
-Principal and interest-$1,100
Loan amount$173,961
Down payment$43,490
Rate6.50%
Term30 years
-Operating costs-$580
Property taxes-$217
Insurance-$175
Utilities$0
HOA$0
Management-$188
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$30,153(69.3% ROI)
Projected value
$234,171
Return breakdown
Property appreciation+$16,720
Loan principal paid down+$6,233
Rental cash flow+$7,200
5-year hold
+$51,689(118.9% ROI)
Projected value
$246,026
Return breakdown
Property appreciation+$28,575
Loan principal paid down+$11,114
Rental cash flow+$12,000
10-year hold
+$111,388(256.1% ROI)
Projected value
$278,355
Return breakdown
Property appreciation+$60,905
Loan principal paid down+$26,484
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.98
1 BR
0.97
2 BR
0.93
3 BR
0.82
4 BR
0.75
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 14580 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 14580 (Webster, NY) is $1,790 a month. That is down 9.6% from $1,980 in FY 2026. Webster 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 69 ZIP codes in Monroe County, 14580 has the 6th-highest two-bedroom rent (county range $1,420–$2,130). The median county two-bedroom FMR in New York is $1,385, so ZIP 14580 is 29% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 14580
BedroomsFY 2027Change90–110% range
Studio$1,260−10.0%$1,134–$1,386
1BR$1,430−9.5%$1,287–$1,573
2BR$1,790−9.6%$1,611–$1,969
3BR$2,160−9.6%$1,944–$2,376
4BR$2,360−9.9%$2,124–$2,596

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 14580
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,260$1,430$1,790$2,160$2,360
FY 2026$1,400$1,580$1,980$2,390$2,620
FY 2025$1,250$1,400$1,740$2,100$2,310
FY 2024$1,160$1,300$1,620$1,960$2,160
FY 2023$1,020$1,150$1,440$1,750$1,930

Two-bedroom rent in nearby Monroe County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 14580
14559$1,520−15.1%
14564$1,720−3.9%
14580Current$1,790—
14586$1,980+10.6%
14602$1,450−19.0%
14603$1,450−19.0%
14604$1,690−5.6%
14605$1,420−20.7%
14606$1,420−20.7%
14607$1,610−10.1%
14608$1,420−20.7%
14609$1,420−20.7%

Questions about ZIP 14580 rents

How much will Section 8 pay for a two-bedroom in ZIP 14580?

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 $1,790 it would be $1,611 to $1,969. 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 14580 in?

ZIP 14580 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 14580 for FY 2027?

The two-bedroom FMR fell 9.6%, from $1,980 in FY 2026 to $1,790 in FY 2027. Since FY 2023 it has risen 24.3%.

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