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 | $1,040 |
| 1 Bedroom | $1,140 |
| 2 Bedrooms | $1,490 |
| 3 Bedrooms | $1,780 |
| 4 Bedrooms | $1,960 |
| 5 Bedrooms | $2,274 |
| 6 Bedrooms | $2,547 |
| 7 Bedrooms | $2,751 |
| 8 Bedrooms | $2,889 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,490 | $135,726 | 1.1% | B |
| 3BR | $1,780 | $171,038 | 1.04% | B |
| 4BR | $1,960 | $173,344 | 1.13% | B |
U.S. Census Bureau data (2024)
ZIP code 13697, located in Winthrop, NY, within the St. Lawrence County, NY metro area, serves as an ideal cash-flow anchor for a Section 8 portfolio strategy. The key determinant lies in the significant spread between the Fair Market Rent (FMR) set at $1,610 for the fiscal year 2026 and the local market rent, which stands at $1,084. This gap indicates that landlords can secure higher rents through Section 8 vouchers compared to what they might receive from market-rate tenants.
The median home value in the area is $142,622, suggesting that property acquisition costs are relatively low. This combination of factors—lower market rent and lower median home values—allows investors to leverage the higher guaranteed Section 8 rents to create a stable and predictable cash flow. The FMR is designed to cover a substantial portion of the rental market, ensuring that landlords receive a consistent income that is not subject to the volatility often seen in market-rate rentals.
While the ZIP does not offer significant potential for property appreciation, given the N/A% price-cut share and N/A-day days on market (DOM), it excels in providing a solid foundation for a portfolio. The 17.3% renter share and median income of $75,953 indicate a moderate demand for rental properties and a reasonable level of financial stability among residents. However, these factors do not suggest strong appreciation potential; rather, they support the idea that the ZIP is best suited for generating steady cash flows.
To summarize, ZIP 13697 should be considered primarily as a cash-flow anchor due to the favorable spread between the FMR and market rent. This makes it a reliable choice for landlords and small-portfolio investors seeking consistent returns without the risks associated with volatile markets or the need for rapid 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.