14788

ZIPSAFMR

Cattaraugus County, NY

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$760	$840	2.5%
1 BR	$810	$890	4.5%
2 BR	$1,040	$1,030	4.7%
3 BR	$1,310	$1,080	4.8%
4 BR	$1,470	$1,100	4.4%
5 BR	$1,690	Not available	4.4%
6 BR	$1,944	Not available	4.4%
7 BR	$2,236	Not available	4.4%
8 BR	$2,571	Not available	4.4%

Purchase Price Calculator

Maximum purchase price

$91,141

Cost breakdown

+Likely effective rent$1,030

HUD FMR$1,040

Market rentUsed$1,030

Est. payment standard (99%)$1,030

-Principal and interest-$461

Loan amount$72,913

Down payment$18,228

Rate6.50%

Term30 years

-Operating costs-$369

Property taxes-$91

Insurance-$175

Utilities$0

HOA$0

Management-$103

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$16,820(92.3% ROI)

Projected value

$98,149

Return breakdown

Property appreciation+$7,008

Loan principal paid down+$2,612

Rental cash flow+$7,200

5-year hold

+$28,635(157.1% ROI)

Projected value

$103,118

Return breakdown

Property appreciation+$11,977

Loan principal paid down+$4,658

Rental cash flow+$12,000

10-year hold

+$60,627(332.6% ROI)

Projected value

$116,668

Return breakdown

Property appreciation+$25,527

Loan principal paid down+$11,100

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.80ratio

FMR$760

Market$950

vs market-$190

FMR is below market; voucher rent may lag private rents.

0.80

1 BR

0.86ratio

FMR$810

Market$940

vs market-$130

FMR is below market; voucher rent may lag private rents.

0.86

2 BR

1.01ratio

FMR$1,040

Market$1,030

vs market+$10

FMR is near market; voucher and private rents are aligned.

1.01

3 BR

1.21ratio

FMR$1,310

Market$1,080

vs market+$230

FMR is above market; underwrite to market rent.

1.21

4 BR

1.34ratio

FMR$1,470

Market$1,100

vs market+$370

FMR is above market; underwrite to market rent.

1.34

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 14788 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 14788 (Westons Mills, NY) is $1,040 a month. That is unchanged from FY 2026. Westons Mills is in the Cattaraugus 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 41 ZIP codes in Cattaraugus County, 14788 is tied for the 19th-highest two-bedroom rent (county range $1,010–$1,340). The median county two-bedroom FMR in New York is $1,385, so ZIP 14788 is 25% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 14788
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$800	$760	−5.0%	$684–$836
1BR	$810	$810	0.0%	$729–$891
2BR	$1,040	$1,040	0.0%	$936–$1,144
3BR	$1,270	$1,310	+3.1%	$1,179–$1,441
4BR	$1,470	$1,470	0.0%	$1,323–$1,617

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 14788
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$760	$810	$1,040	$1,310	$1,470
FY 2026	$800	$810	$1,040	$1,270	$1,470
FY 2025	$750	$750	$970	$1,190	$1,370
FY 2024area FMR	$705	$709	$905	$1,138	$1,291
FY 2023area FMR	$653	$658	$826	$1,068	$1,180

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

Two-bedroom rent in nearby Cattaraugus County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 14788
14748	$1,010	−2.9%
14751	$1,010	−2.9%
14753	$1,010	−2.9%
14755	$1,010	−2.9%
14760	$1,040	0.0%
14766	$1,010	−2.9%
14770	$1,020	−1.9%
14772	$1,010	−2.9%
14778	$1,050	+1.0%
14779	$1,010	−2.9%
14783	$1,030	−1.0%
14788Current	$1,040	—

Questions about ZIP 14788 rents

How much will Section 8 pay for a two-bedroom in ZIP 14788?

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 $1,040 it would be $936 to $1,144. 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 14788 in?

ZIP 14788 is in the Cattaraugus 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 14788 for FY 2027?

The two-bedroom FMR was unchanged at $1,040 in FY 2027. Since FY 2025 it has risen 7.2%.

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 rent Westons Mills, NY fair market rent NY statewide rents What is SAFMR?Data sources