Housing market/New York/ZIP 13612
ZIP 13612 Black River, New York
Watertown-Fort Drum, NY MSA · New York. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 13612 · NY — sent to you.
ZIP 13612 · NY
ACS rent vs 2BR SAFMR
ZIP 13612 — Black River, NY HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 13612
- 1-unit detached90862.3%
- 1-unit attached281.9%
- 2–4 units614.2%
- 5–49 units1298.8%
- Mobile33222.8%
2–4 unit share 4.2% · 5–49 unit share 8.8% · combined 2–49 13.0%.
Units by bedrooms
Rent burden
- ACS median gross rent $942 (all bedrooms, occupied rentals).
- Median contract rent $735.
- Renters paying ≥30% of income 54.2%; ≥50% 32.3%.
- FY2027 2BR SAFMR $1,270 (1.348× ACS median gross rent).
Population
2,940 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +26.6%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: 2 properties, 57 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 62 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 13612 30.5% of occupied households are renters; vacancy is 15.0%; ACS median gross rent is $942; population increased +26.6% between the 2018 and 2023 ACS vintages; the housing stock includes 61 units in 2–4-unit structures and 129 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,270 versus ACS median gross rent of $942. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
New York research
ZIP 13612 is a Census / HUD profile for Watertown-Fort Drum, NY. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 13612 — Black River, NY HUD Section 8 Payment Standards / SAFMR·New York ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is New York research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 13612?
ZIP 13612 (Watertown-Fort Drum, NY MSA) has 2,940 residents, 1,239 households, a renter share of 30.5%, median household income of $67,106, and ACS 2023 median gross rent of $942. Vacancy is 15.0%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 13612?
ACS counts 36 units in 2-unit buildings, 25 in 3–4 unit buildings, 45 in 5–9, 0 in 10–19, and 84 in 20–49. Combined 2–49 unit stock is 190 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 13612?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,270. See the full schedule and 90–110% payment-standard band on the ZIP 13612 — Black River, NY HUD Section 8 Payment Standards / SAFMR.
Does this New York ZIP profile include Georgia listings?
No. ZIP 13612 is Census / HUD research for Watertown-Fort Drum, NY MSA. Jeff Crowe CRE does not list New York property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.