Location: St. Lawrence County, NY | Metro: Franklin County, NY
| Unit Size | Monthly FMR |
|---|---|
| Studio | $710 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,410 |
| 5 Bedrooms | $1,636 |
| 6 Bedrooms | $1,832 |
| 7 Bedrooms | $1,979 |
| 8 Bedrooms | $2,078 |
U.S. Census Bureau data (2024)
The ZIP code 12914 stands out due to its unique mix of a relatively low number of residents—only 711—and a significant portion of those residents renting at 38.4%. This rental rate is higher than the national average, which indicates a strong demand for rental properties. The median income in this area is $32,778, reflecting a community that may rely heavily on affordable housing solutions. Despite the modest income levels, the median home value is notably high at $118,463, suggesting a market where homeownership is valued but potentially challenging for lower-income families.
Turning to the voucher economics, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $970, whereas the current market rent, based on Census ACS data, is $766. This discrepancy means that landlords can potentially benefit from a higher rent reimbursement through the Section 8 program, making it an attractive option for managing properties in ZIP 12914. The difference between the FMR and the actual market rent provides a buffer that could help landlords cover costs and maintain profitability.
Based on the data, ZIP 12914 appears to be in a transitional phase. While the median income suggests a need for affordable housing, the higher median home value and rental rates indicate a shift towards more expensive living conditions. The dynamics of the rental market and the potential benefits of participating in the Section 8 program make this ZIP code a promising investment opportunity for landlords and small-portfolio investors willing to navigate the complexities of government-assisted housing programs.
Data Sources: FMR data from HUD (2027). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.