Location: St. Lawrence County, NY | Metro: St. Lawrence County, NY
| Unit Size | Monthly FMR |
|---|---|
| Studio | $740 |
| 1 Bedroom | $880 |
| 2 Bedrooms | $1,050 |
| 3 Bedrooms | $1,260 |
| 4 Bedrooms | $1,450 |
| 5 Bedrooms | $1,682 |
| 6 Bedrooms | $1,884 |
| 7 Bedrooms | $2,035 |
| 8 Bedrooms | $2,137 |
U.S. Census Bureau data (2024)
The ZIP code 12973 represents a unique neighborhood, primarily characterized by its low population density of only 154 residents. Notably, there are no reported renters in this area, indicating it is predominantly composed of homeowners. The median household income in this ZIP is quite high at $104,091, suggesting an affluent community where residents have the financial means to own property. The median home value stands at $112,498, which is relatively modest compared to the income levels, potentially pointing to a mix of older homes or properties that have not seen significant appreciation.
Moving into the economic analysis of rental opportunities, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,060. However, the lack of reported market rent data makes it challenging to assess how closely the FMR aligns with actual rental rates in the area. This absence of rental data could be indicative of the limited rental market presence in ZIP 12973, given the reported zero percent of renters.
Considering these factors, ZIP 12973 would likely not be an ideal location for a hands-off Section 8 voucher operator due to the scarcity of rental units and the potential mismatch between the high income levels and the relatively low FMR. Instead, this ZIP might better suit a hands-on value-add buyer who can identify underappreciated properties and add value through renovation or strategic positioning. Such an approach could capitalize on the affluent nature of the community while addressing the low supply of rental housing.
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.