Location: St. Lawrence County, NY | Metro: St. Lawrence 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 | $780 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,340 |
| 5 Bedrooms | $1,554 |
| 6 Bedrooms | $1,740 |
| 7 Bedrooms | $1,879 |
| 8 Bedrooms | $1,973 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $780 | $58,762 | 1.33% | A |
| 2BR | $1,010 | $94,252 | 1.07% | B |
| 3BR | $1,210 | $130,330 | 0.93% | C |
| 4BR | $1,340 | $166,724 | 0.8% | C |
| 5BR | $1,554 | $220,964 | 0.7% | D |
U.S. Census Bureau data (2024)
The rental market in ZIP 13662, located in Massena, NY, presents a unique challenge for both renters and landlords. The median household income stands at $59,106, which is significantly lower than the average market rate for rentals. At a market rate of $728 per month (as reported by the Census ACS), the cost represents a substantial portion of the typical household's budget.
To put this into perspective, the monthly market rate of $728 amounts to nearly 15% of the median annual income. This is a considerable financial burden, especially considering other essential expenses such as food, healthcare, and transportation.
When compared to the federal payment standard of $970 (FMR for metro FY 2026), it becomes evident that the voucher system offers a more generous compensation for landlords. The FMR is set higher than the market rate, indicating that voucher holders can afford to pay more than the average renter in the area.
With 33.8% of the 15,556 residents being renters, there is a notable segment of the population looking for affordable housing options. However, the affordability gap means that many renters struggle to find housing that fits their budget. This creates a competitive environment for landlords, as they must balance between attracting tenants and ensuring profitability.
The takeaway for landlords considering voucher versus cash-pay strategies is clear. While cash-paying tenants might offer less financial security due to the high cost of living relative to income, voucher recipients provide a guaranteed income stream at a higher rate. Landlords should weigh the benefits of long-term stability and government-backed payments against the potential for slightly higher rents from cash-paying tenants who might be fewer in number due to the affordability gap.
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.