Location: St. Lawrence County, NY | Metro: St. Lawrence County, NY
| Unit Size | Monthly FMR |
|---|---|
| Studio | $710 |
| 1 Bedroom | $790 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,350 |
| 5 Bedrooms | $1,566 |
| 6 Bedrooms | $1,754 |
| 7 Bedrooms | $1,894 |
| 8 Bedrooms | $1,989 |
U.S. Census Bureau data (2024)
The ZIP code 13649 presents a unique scenario when analyzed through the lens of yield and stability for Section 8 real estate investments. Let's break down the factors influencing these metrics.
Yield Analysis: The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $970. This figure represents the rental income potential for properties under the Section 8 program. However, the lack of data on market rents and home values (N/A) suggests that the local real estate market might be less active or tracked compared to larger metropolitan areas. This absence of market rent and home value data can indicate lower competition and potentially higher yields if the actual market rents are below the FMR, allowing landlords to receive a subsidy above the typical market rate.
Stability Analysis: Stability in this context is assessed by looking at the percentage of renters, the average days on market (DOM), and median household income. With only 0.0% of renters recorded, it implies that the majority of residents in ZIP 13649 own their homes rather than renting. This low percentage of renters could make it challenging to find tenants, especially for Section 8 properties, which rely on voucher holders. The median household income of $156,250 is relatively high, indicating that residents have a strong financial standing, but it also suggests that fewer individuals might need or qualify for Section 8 assistance.
Given these figures, ZIP 13649 does not clearly fit into either a high-yield/low-stability flip-style market or a steady-cashflow zone. Instead, it represents an area where the potential for high yield due to the guaranteed FMR payment contrasts with the instability arising from the low percentage of renters and limited data on market conditions. The high median income further complicates the picture, suggesting that while there may be opportunities for high rental income through Section 8, the pool of eligible tenants could be smaller than in areas with lower incomes.
To conclude, ZIP 13649 appears to be a niche market that requires careful consideration. Landlords should focus on the guaranteed income aspect of Section 8, which provides a stable cash flow of $970 per month, while being prepared for challenges in finding eligible tenants given the high-income profile of the area. This analysis is based on the available data points and highlights the importance of understanding local market dynamics beyond just numbers.
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.