Location: St. Lawrence County, NY | Metro: Franklin 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 | $710 |
| 1 Bedroom | $840 |
| 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 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $96,272 | 1.05% | B |
| 3BR | $1,210 | $146,826 | 0.82% | C |
U.S. Census Bureau data (2024)
The real estate market in Saint Regis Falls, NY (ZIP 12980), presents a unique scenario for both landlords and small-portfolio investors, especially when considering the interplay between home values and rental income. The median home value stands at $93,011, which is significantly lower than many other regions across the United States. This low median home value suggests that the area is likely to be attractive to first-time buyers and investors looking for affordable entry points.
However, the lack of data on the percentage of listings that have been reduced and the median days on market (DOM) indicate a stable but less dynamic market. Without reductions in listing prices and with an unspecified DOM, it's reasonable to infer that the housing market is not experiencing rapid price fluctuations, either upward or downward. This stability could translate into steady, if modest, pricing power for landlords and property owners over the next 12-24 months.
On the rental side, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is projected to be $970, while the current market rent based on Census ACS data is $678. This discrepancy signals potential growth in rental income as the market adjusts towards the FMR levels. Investors should prepare for gradual increases in rental rates, aligning their strategies with the expected rise to capture higher returns without alienating tenants.
For long-term investors, the setup in Saint Regis Falls suggests a cautious approach to appreciation expectations. While the low median home value offers a strong foundation for property investments, the absence of significant appreciation trends in recent years indicates that capital gains might not be substantial. Instead, the focus should be on the rental income potential, which shows a clear path to profitability given the gap between current rents and the projected FMR.
In summary, the combination of a low median home value and stable housing market conditions in Saint Regis Falls supports a strategy focused on rental income rather than rapid appreciation. Investors can leverage the current market to secure properties at favorable prices and gradually increase rents to match the projected FMR, ensuring a steady cash flow and a realistic return on investment.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.