Location: St. Lawrence County, NY | Metro: St. Lawrence County, NY
| Unit Size | Monthly FMR |
|---|---|
| Studio | $760 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,290 |
| 4 Bedrooms | $1,430 |
| 5 Bedrooms | $1,659 |
| 6 Bedrooms | $1,858 |
| 7 Bedrooms | $2,007 |
| 8 Bedrooms | $2,107 |
U.S. Census Bureau data (2024)
The Section 8 analysis for ZIP code 13614 reveals a limited investment landscape due to the absence of median home value data. However, we can still derive a rough picture using the available figures.
For the two-bedroom Fair Market Rent (FMR) set at $970 annually for Fiscal Year 2026, the implied gross yield is calculated by dividing the annual rental income by the property's value. Given that the median home value is not available, we cannot provide a precise cap rate for this scenario. However, if we hypothetically assume a property value based on comparable areas, the gross yield would be significantly higher than the market rent scenario.
In contrast, the market rent for a two-bedroom unit stands at $544 annually, according to the Census ACS. This lower figure suggests a less attractive gross yield compared to the FMR scenario. The calculation of the gross yield here also faces the same limitation due to the lack of median home value data, making it difficult to determine an exact cap rate.
The renter density of 31.9% indicates a moderate demand for rental properties in the area, but does not necessarily correlate with the desirability of Section 8 rentals. The N/A-day Days on Market (DOM) suggests that there is either insufficient data or a stable rental market where vacancies are rare, which could imply strong local demand for housing.
The FMR scenario offers a more optimistic gross yield for landlords willing to participate in the Section 8 program, despite the uncertainty around property values. However, the market rent scenario, while less lucrative, reflects current market conditions more accurately and might be more realistic for investors.
Investors should consider the potential for higher yields under the FMR scenario, but also weigh the risks and realities of the local market against the benefits of the Section 8 program. The choice between these scenarios depends largely on the landlord's willingness to accept government-rental stipulations for potentially higher returns.
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.