Real Estate Investing in Auburn, New York (13021)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13021 (Auburn, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Auburn, NY (13021)?
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Market Analysis: 13021 Auburn
Looking more closely, ZIP 13021 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $229K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 13021 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Auburn have seen price recovery that 13021 has not matched. Cayuga County data supports the view that the spread is structural rather than temporary.
Turning to rents, 37,479 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 13021 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Auburn:
Property Strategy for 13021
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $145,586 | $970 | 4.8% | +5.2% | $145,586 |
| 2BR | $176,978 | $1,190 | 4.8% | +8.4% | $88,489 |
| 3BR | $215,988 | $1,480 | 4.9% | +8.0% | $71,996 |
| 4BR | $244,868 | $1,700 | 5.0% | +8.0% | $61,217 |
| 5BR | $293,191 | — | — | +8.0% | $58,638 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 13021 Compare?
| Metric | 13021 | Auburn | Auburn, NY | New York |
|---|---|---|---|---|
| Home Value | $229,395 | $114,697 | N/A | $505,608 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 6.6% |
| Avg Rent | $1,379 | $1,379 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13021 (Auburn, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $229,395 |
| Monthly Rent | $1,379 |
| Price-to-Rent | 13.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | +8.3% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 13021
Population: 37,479
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 13021
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,109 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong are rents in Auburn, NY?
Investors in Auburn, NY typically see rents near $1,379/mo per month against $229K home values - a solid setup for rental cash flow.
Is it easy to find good tenants in Auburn, NY?
The renter base in Auburn, NY is reasonable for the $1,379/mo price point. Screening well and pricing to market typically yields reliable tenants.
Are homes affordable in Auburn, NY?
Auburn, NY home values average about $229K. That price point suits investors targeting rentals with $1,379/mo in monthly income.
Are eviction rules reasonable in Auburn, NY?
For rental operators, Auburn, NY rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Is Auburn, NY a good market for buy-and-hold investors?
Investors tracking Auburn, NY will find a 3.0/5 rating supported by $229K median home values and $1,379/mo rents. That profile suits long-term holders targeting measured returns.
You know 13021 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13021 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 13021 ranks in Auburn, NY
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