Location: Lewis County, NY | Metro: Watertown-Fort Drum, NY MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $900 |
| 1 Bedroom | $1,000 |
| 2 Bedrooms | $1,290 |
| 3 Bedrooms | $1,770 |
| 4 Bedrooms | $2,110 |
| 5 Bedrooms | $2,448 |
| 6 Bedrooms | $2,742 |
| 7 Bedrooms | $2,961 |
| 8 Bedrooms | $3,109 |
U.S. Census Bureau data (2024)
The ZIP code 13619, located in Carthage, NY, represents a significant opportunity for landlords and small-portfolio investors interested in Section 8 tenants. With a population of 10,578, nearly half of the residents—43.7%—are renters, indicating a substantial tenant pool. This high percentage of renters suggests that there is a robust demand for rental properties, particularly those that can accommodate Section 8 voucher holders.
The median household income in Carthage is $63,120. The average market rent of $995 per month represents approximately 19.4% of the median income, which is relatively manageable for most residents. However, it's important to note that the Fair Market Rent (FMR) for the area is set at $1170 for FY 2024, according to the latest HUD guidelines. This means that the market rent is slightly below the FMR, making it easier for Section 8 voucher holders to find suitable housing within their budget.
A landlord in ZIP 13619 should expect a diverse tenant profile, but with a notable presence of low-income households who rely on government assistance for housing. These tenants will likely have a monthly voucher amount close to the FMR of $1170, allowing them to cover the $995 market rent comfortably. Given the high percentage of renters and the alignment of market rents with the FMR, it is clear that Carthage has a strong base of potential Section 8 tenants.
To summarize, Carthage, NY (ZIP 13619) is decidedly a renter-heavy area with deep voucher demand. Landlords here can expect to attract tenants who are financially supported by Section 8 vouchers, enabling them to afford the typical market rent of $995 per month. The income levels suggest that while the rent is a considerable portion of the average income, it remains within reach for many residents, especially those benefiting from rental subsidies.
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.