Real Estate Investing in Cato, New York (13033)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13033 (Cato, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.0% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cato, NY (13033)?
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Market Analysis: 13033 Cato
ZIP 13033 in Cato, NY carries a durable set of headwinds. Home values near $229K and rents of $1,143/mo sit inside a market where underwriting has to be tight.
Rent of $1,143/mo on a $229K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 13033 sits below the stated 0.0% once reality is priced in.
Within NY, ZIP 13033 trails on several market indicators that neighboring Cayuga County submarkets outperform. The gap is real and solid enough to shape underwriting.
Demographically, 13033 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 13033 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Cato:
Property Strategy for 13033
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $181,367 | $1,270 | 5.0% | +7.2% | $90,683 |
| 3BR | $218,604 | $1,650 | 5.4% | +8.1% | $72,868 |
| 4BR | $248,760 | $1,900 | 5.5% | +8.6% | $62,190 |
Market Trends
Home Value History (with trend line)
📊 How Does 13033 Compare?
| Metric | 13033 | Cato | Auburn, NY | New York |
|---|---|---|---|---|
| Home Value | $229,132 | $229,132 | N/A | $505,608 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.6% |
| Avg Rent | $1,143 | $1,143 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 13033 (Cato, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $229,132 |
| Monthly Rent | $1,143 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). 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 13033
Population: 3,660
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 13033
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.
Frequently Asked Questions
Is housing expensive in Cato, NY?
Typical homes in Cato, NY go for around $229K. The 5-year CAGR of 0.0% even-keeled price movement.
Is Cato, NY a good market for buy-and-hold investors?
Cato, NY scores 3.0/5 for investability. Home values sit at $229K and rents near $1,143/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Can owner-occupants cash flow in Cato, NY?
The house hack math a challenging in Cato, NY. Owner-occupant buyers benefit from the $1,143/mo rents and $229K home values.
Should investors worry about vacancy in Cato, NY?
Cato, NY carries elevated vacancy risk. Expect measured absorption at market rents of $1,143/mo.
What is it like being a landlord in Cato, NY?
Landlord-friendliness in Cato, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 13033 now. You don’t know where it ranks.
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How 13033 ranks in Auburn, NY
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