Location: St. Lawrence County, NY | Metro: St. Lawrence County, NY
| Unit Size | Monthly FMR |
|---|---|
| Studio | $790 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,140 |
| 3 Bedrooms | $1,360 |
| 4 Bedrooms | $1,500 |
| 5 Bedrooms | $1,740 |
| 6 Bedrooms | $1,949 |
| 7 Bedrooms | $2,105 |
| 8 Bedrooms | $2,210 |
U.S. Census Bureau data (2024)
The investment risk assessment for ZIP code 13699 highlights several potential issues that landlords should be aware of before engaging in Section 8 rental agreements. Tenant turnover is a significant concern, as the Fair Market Rent (FMR) for the area is set at $1,160 for fiscal year 2026, which may not align with the local market rent. This discrepancy can lead to higher turnover rates if tenants find better deals elsewhere.
Vacancy exposure is another critical risk factor. The average days on market (DOM) for properties in this ZIP code is currently unavailable, which makes it difficult to predict how long a property might remain vacant. High vacancy periods can significantly impact cash flow and profitability.
Deferred maintenance is also a notable risk, especially when considering the typical home values and median income levels in the area. Both of these metrics are currently unreported, making it challenging to assess the financial capacity of residents to maintain their homes properly. This lack of data can lead to higher maintenance costs for landlords, particularly in a Section 8 program where tenants might rely more heavily on landlords for repairs and upkeep.
Despite these risks, the high concentration of renters in ZIP 13699, represented by the unreported renter share percentage, suggests a strong demand for housing vouchers. In areas with a high proportion of renters, there is typically a robust pool of potential voucher holders looking for affordable housing options. This demand can stabilize occupancy rates and mitigate some of the risks associated with tenant turnover and vacancy exposure.
Verdict: Moderate risk for a first-time Section 8 landlord.
Data Sources: FMR data from HUD (2027). 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.