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 | $910 |
| 1 Bedroom | $990 |
| 2 Bedrooms | $1,300 |
| 3 Bedrooms | $1,550 |
| 4 Bedrooms | $1,700 |
| 5 Bedrooms | $1,972 |
| 6 Bedrooms | $2,209 |
| 7 Bedrooms | $2,386 |
| 8 Bedrooms | $2,505 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,300 | $175,952 | 0.74% | D |
U.S. Census Bureau data (2024)
The ZIP code 13687, located in South Colton, NY, within the St. Lawrence County, NY metro, presents an interesting mix of metrics that can be compared against typical ZIP codes in the same county. The Fair Market Rent (FMR) for the area stands at $1,220 for fiscal year 2026, which is a key figure for landlords and investors involved with Section 8 housing. This FMR is likely reflective of the average rental price for a two-bedroom apartment, a standard benchmark used by HUD.
A notable absence in the data is the specific market rent for ZIP 13687, indicating that it might not have a large enough rental market to generate reliable data. However, the home value of $153,229 provides insight into the overall property valuation in the area, suggesting that homes here are relatively affordable when compared to other parts of the county.
The renter share of 2.4% is significantly lower than what would typically be found in urban areas within a metro region. This suggests that South Colton is primarily a homeownership-focused community, with a smaller proportion of renters. Given the low renter share, it's less likely that this ZIP code represents a Section 8 sweet spot; however, the affordability of home values could make it attractive for investors looking to capitalize on lower purchase costs.
To determine if ZIP 13687 is a value pocket, a mid-tier neighborhood, or a premium sub-market within its metro, we must consider the context of the broader St. Lawrence County. The combination of a defined FMR and a lower-than-average renter share, alongside the affordable home values, points towards this being a value pocket. It offers opportunities for investment at relatively low entry points, but the smaller rental market may limit the number of potential Section 8 tenants.
Landlords and small-portfolio investors should also note the divergence between the FMR and the lack of market rent data. This discrepancy could indicate that the rental market is not robust enough to attract many Section 8 vouchers, making it a niche market for those who can leverage the FMR effectively.
In conclusion, ZIP 13687 appears to be a value pocket within the St. Lawrence County, NY metro, characterized by its affordable home values and a defined FMR, though with a limited rental market. This positioning makes it suitable for investors who can navigate the nuances of the local real estate landscape and understand the implications of the FMR for their properties.
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.