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St. Lawrence County/Winthrop/13697

13697

ZIPSAFMR
St. Lawrence County, NY
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$1,040$1,040
1 BR$1,140$1,140
2 BR$1,490$1,490
3 BR$1,780$1,780
4 BR$1,960$1,960
5 BR$2,254Not available
6 BR$2,592Not available
7 BR$2,981Not available
8 BR$3,428Not available

Purchase Price Calculator

Maximum purchase price
$159,497

Cost breakdown

+Likely effective rent$1,490
HUD FMRUsed$1,490
Market rentN/A
Est. payment standardN/A
-Principal and interest-$807
Loan amount$127,598
Down payment$31,899
Rate6.50%
Term30 years
-Operating costs-$483
Property taxes-$159
Insurance-$175
Utilities$0
HOA$0
Management-$149
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,035(75.3% ROI)
Projected value
$171,761
Return breakdown
Property appreciation+$12,264
Loan principal paid down+$4,572
Rental cash flow+$7,200
5-year hold
+$41,111(128.9% ROI)
Projected value
$180,456
Return breakdown
Property appreciation+$20,959
Loan principal paid down+$8,152
Rental cash flow+$12,000
10-year hold
+$88,098(276.2% ROI)
Projected value
$204,170
Return breakdown
Property appreciation+$44,673
Loan principal paid down+$19,425
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 13697 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 13697 (Winthrop, NY) is $1,490 a month. That is down 7.5% from $1,610 in FY 2026. Winthrop is in the St. Lawrence County, NY non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,041. Among 54 ZIP codes in St. Lawrence County, 13697 has the highest two-bedroom rent (county range $1,010–$1,490). The median county two-bedroom FMR in New York is $1,385, so ZIP 13697 is 8% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 13697
BedroomsFY 2027Change90–110% range
Studio$1,040−6.3%$936–$1,144
1BR$1,140−7.3%$1,026–$1,254
2BR$1,490−7.5%$1,341–$1,639
3BR$1,780−7.8%$1,602–$1,958
4BR$1,960−8.0%$1,764–$2,156

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 13697
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,040$1,140$1,490$1,780$1,960
FY 2026$1,110$1,230$1,610$1,930$2,130
FY 2025$1,040$1,160$1,490$1,800$1,980
FY 2024area FMR$661$763$940$1,152$1,252
FY 2023area FMR$646$742$909$1,133$1,223

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby St. Lawrence County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 13697
13679$1,270−14.8%
13680$1,160−22.1%
13681$1,190−20.1%
13684$1,060−28.9%
13687$1,300−12.8%
13690$1,040−30.2%
13691$1,270−14.8%
13694$1,410−5.4%
13695$1,040−30.2%
13696$1,230−17.4%
13697Current$1,490—
13699$1,140−23.5%

Questions about ZIP 13697 rents

How much will Section 8 pay for a two-bedroom in ZIP 13697?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,041, which applies unless the housing authority uses Small Area FMRs, that basic range is $937 to $1,145 a month; under the ZIP-level Small Area FMR of $1,490 it would be $1,341 to $1,639. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 13697 in?

ZIP 13697 is in the St. Lawrence County, NY non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,041.

How much did fair market rent change in ZIP 13697 for FY 2027?

The two-bedroom FMR fell 7.5%, from $1,610 in FY 2026 to $1,490 in FY 2027. Since FY 2025 it has risen 0.0%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentWinthrop, NY fair market rentNY statewide rentsWhat is SAFMR?Data sources