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 | $720 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,040 |
| 3 Bedrooms | $1,240 |
| 4 Bedrooms | $1,370 |
| 5 Bedrooms | $1,589 |
| 6 Bedrooms | $1,780 |
| 7 Bedrooms | $1,922 |
| 8 Bedrooms | $2,018 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,040 | $71,564 | 1.45% | A |
| 3BR | $1,240 | $116,278 | 1.07% | B |
U.S. Census Bureau data (2024)
The analysis of ZIP code 13690, Star Lake, NY, reveals several key points for landlords and small-portfolio investors considering this area. First, let's examine if the rent math works. The Fair Market Rent (FMR) for the St. Lawrence County, NY metro area for fiscal year 2026 is set at $990. However, the current market rent based on Census ACS data stands at $722. This discrepancy suggests that landlords may need to adjust their expectations downward to align with the actual rental market conditions.
Moving on to acquisition affordability, the median home value in ZIP 13690 is $95,990. This figure indicates that purchasing property in this area is relatively affordable compared to larger urban centers. Unfortunately, the data does not provide insights into the number of days on market (DOM) or the percentage of homes that required a price cut before selling, which would have been useful for assessing the current housing market dynamics.
In terms of tenant demand, the ZIP code has a total population of 748, with 16.9% of residents being renters. This relatively low renter share suggests that there might be limited demand for rental properties, which could pose challenges for maintaining occupancy rates.
Verdict: While the median home value of $95,990 makes property acquisition affordable in ZIP 13690, the gap between the FMR of $990 and the actual market rent of $722 means that landlords must set realistic rental prices to attract tenants. Furthermore, the low renter share of 16.9% implies that competition for renters could be intense, potentially affecting profitability. Investors should proceed cautiously and consider the local economic conditions and potential for rental growth before committing to this market.
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.