Section 8 Fair Market Rent (FMR) for ZIP 13684 - 2027

Location: St. Lawrence County, NY | Metro: St. Lawrence County, NY

Investment Score for ZIP 13684

Monthly Rent (2BR)

$1,060

Median Price (2BR)

$143,122

1% Rule

0.74%

Annual Yield

8.89%

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$740
1 Bedroom	$810
2 Bedrooms	$1,060
3 Bedrooms	$1,270
4 Bedrooms	$1,390
5 Bedrooms	$1,612
6 Bedrooms	$1,805
7 Bedrooms	$1,949
8 Bedrooms	$2,046

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
2BR	$1,060	$143,122	0.74%	D
3BR	$1,270	$166,880	0.76%	D

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

Population

1,149

Median Household Income

$57,465

Housing Units

674

Renter Percentage

15.5%

Occupancy Rate

67.2%

Renter Occupied

The ZIP code 13684, located in Russell, NY within the St. Lawrence County, NY metro area, presents an interesting profile when compared against typical ZIP codes in the same county. The Fair Market Rent (FMR) for 13684 is set at $1,020 for fiscal year 2026, which is notably higher than the market rent of $900. This suggests that the subsidized rental rates under the Section 8 program are above what the market typically offers, potentially making it attractive for landlords who can benefit from the higher guaranteed income.

The median home value in ZIP 13684 is $124,886, indicating that it falls into the lower range of property values within the county. When combined with a relatively high renter share of 15.5%, this points towards a scenario where there might be a significant number of tenants relying on government assistance to afford housing. Such conditions often create a Section 8 sweet spot, where the demand for affordable housing meets the availability of subsidized rents that exceed market rates.

To further contextualize, let's consider the implications of these figures:

Economic Value: Given the below-metro home values and the above-market FMR, 13684 appears to be a value pocket for landlords looking to invest in properties that can attract Section 8 tenants without facing the high costs associated with pricier neighborhoods.
Rental Market Dynamics: With the FMR exceeding the market rent, landlords in this ZIP code could see increased interest from Section 8 tenants, leading to a more stable tenant base and potentially higher occupancy rates.
Investment Considerations: For small-portfolio investors, 13684 represents a mid-tier neighborhood opportunity. It offers a balance between manageable property acquisition costs and the potential for higher rental income through Section 8 participation.

The divergence in renter share and home values in ZIP 13684 signals a unique market dynamic within the St. Lawrence County, NY metro. While it may not be the most premium sub-market due to its lower home values, it stands out as a strategic location for those interested in leveraging Section 8 benefits for their investment properties.

Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.