Location: St. Lawrence County, NY | Metro: Watertown-Fort Drum, NY MSA
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 | $880 |
| 1 Bedroom | $970 |
| 2 Bedrooms | $1,270 |
| 3 Bedrooms | $1,720 |
| 4 Bedrooms | $2,110 |
| 5 Bedrooms | $2,448 |
| 6 Bedrooms | $2,742 |
| 7 Bedrooms | $2,961 |
| 8 Bedrooms | $3,109 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,270 | $224,851 | 0.56% | F |
| 3BR | $1,720 | $258,965 | 0.66% | D |
| 4BR | $2,110 | $238,316 | 0.89% | C |
U.S. Census Bureau data (2024)
ZIP 13679, located in Redwood, NY, within the St. Lawrence County, NY metro area, serves as a cash-flow anchor within a Section 8 portfolio strategy. This classification is based on the favorable financial metrics that support steady rental income. The Fair Market Rent (FMR) for ZIP 13679 in fiscal year 2024 is set at $1320, which exceeds the market rent of $1259. This $61 spread indicates that properties in this ZIP code can generate higher rental income when leased through the Section 8 program compared to the open market.
The median home value in ZIP 13679 stands at $214,315, which is relatively low. This suggests that the cost of acquiring property in this area is manageable, allowing for a lower barrier to entry for new investors. Furthermore, the low median home value implies that there is a strong demand for affordable housing, making Section 8 vouchers particularly attractive to potential tenants.
While ZIP 13679 does not present significant opportunities for price appreciation, given the lack of data on price-cut shares and days on market (DOM), it remains a reliable choice for consistent cash flow. The 15.4% renter share indicates a moderate level of renters in the area, which is supportive of a Section 8 strategy but also suggests that a substantial portion of residents own their homes. This mix can be beneficial for diversifying an investment portfolio, but the primary focus should remain on the cash-flow stability provided by the higher-than-market FMR rates.
In conclusion, ZIP 13679 is best suited as a cash-flow anchor due to the positive spread between FMR and market rent. This ensures that landlords and small-portfolio investors can rely on stable and predictable income streams from Section 8 tenants, even if the area does not offer high potential for capital appreciation.
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.