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Allegany County/Angelica/14709

14709

ZIPSAFMR
Allegany County, NY
Zillow

ZIP Investment Score

104Above average

095130300
BRFMR
Eff. Rent
0 BR$840$840
1 BR$850$850
2 BR$1,110$1,110
3 BR$1,370$1,370
4 BR$1,760$1,760
5 BR$2,024Not available
6 BR$2,328Not available
7 BR$2,677Not available
8 BR$3,078Not 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 14709 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 14709 (Angelica, NY) is $1,110 a month. That is up 3.7% from $1,070 in FY 2026. Angelica is in the Allegany 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 $1,014. Among 39 ZIP codes in Allegany County, 14709 is tied for the 10th-highest two-bedroom rent (county range $1,010–$1,520). The median county two-bedroom FMR in New York is $1,385, so ZIP 14709 is 20% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 14709
BedroomsFY 2027Change90–110% range
Studio$840+2.4%$756–$924
1BR$850+2.4%$765–$935
2BR$1,110+3.7%$999–$1,221
3BR$1,3700.0%$1,233–$1,507
4BR$1,760+9.3%$1,584–$1,936

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 14709
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$840$850$1,110$1,370$1,760
FY 2026$820$830$1,070$1,370$1,610
FY 2025$770$820$1,030$1,290$1,500
FY 2024area FMR$676$731$905$1,130$1,288
FY 2023area FMR$616$669$826$1,028$1,198

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

Two-bedroom rent in nearby Allegany County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 14709
14707$1,010−9.0%
14708$1,020−8.1%
14709Current$1,110—
14711$1,010−9.0%
14714$1,220+9.9%
14715$1,030−7.2%
14717$1,010−9.0%
14721$1,020−8.1%
14727$1,100−0.9%
14735$1,020−8.1%
14737$1,010−9.0%
14739$1,1100.0%

Questions about ZIP 14709 rents

How much will Section 8 pay for a two-bedroom in ZIP 14709?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,014, which applies unless the housing authority uses Small Area FMRs, that basic range is $913 to $1,115 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 14709 in?

ZIP 14709 is in the Allegany County, NY non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,014.

How much did fair market rent change in ZIP 14709 for FY 2027?

The two-bedroom FMR rose 3.7%, from $1,070 in FY 2026 to $1,110 in FY 2027. Since FY 2025 it has risen 7.8%.

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