Location: Clinton County, NY | Metro: Clinton County, NY
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $970 |
| 1 Bedroom | $980 |
| 2 Bedrooms | $1,250 |
| 3 Bedrooms | $1,490 |
| 4 Bedrooms | $1,690 |
| 5 Bedrooms | $1,960 |
| 6 Bedrooms | $2,195 |
| 7 Bedrooms | $2,371 |
| 8 Bedrooms | $2,490 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,250 | $172,051 | 0.73% | D |
| 3BR | $1,490 | $213,610 | 0.7% | D |
| 4BR | $1,690 | $221,751 | 0.76% | D |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 housing in ZIP code 12919 in Champlain, NY, include higher tenant turnover and significant vacancy exposure. Tenant turnover is likely to be high due to the disparity between the market rent of $1,090 and the Federal Market Rent (FMR) of $1,260 for fiscal year 2026 in the metro area. This gap can lead to tenants seeking more affordable options, increasing the likelihood of frequent turnover.
Vacancy exposure is another concern. The days on market (DOM) for rental properties in this area is currently unknown, which makes it difficult to predict how long a unit might remain vacant. Given the high renter density in Champlain, with 25.1% of residents being renters, there is a significant pool of potential tenants, but the lack of data on DOM introduces uncertainty into the equation.
Deferred maintenance is also a risk factor. With a typical home value of $193,038 and a median household income of $80,931, the financial burden of maintaining properties to meet Section 8 standards could be substantial. Landlords must ensure that homes comply with housing quality standards (HQS), which can require costly renovations and upkeep.
Despite these risks, the high renter density in Champlain suggests a robust demand for rental housing, particularly among those who rely on Section 8 vouchers. The 25.1% renter share indicates a large number of individuals and families who may benefit from subsidized housing, thereby providing a steady stream of potential tenants. However, landlords should be prepared for the administrative and financial challenges associated with managing Section 8 properties.
Verdict: Moderate risk for a first-time Section 8 landlord.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.