Real Estate Investing in Liverpool, New York (13090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13090 (Liverpool, NY)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Liverpool, NY (13090)?
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Market Analysis: 13090 Liverpool
ZIP 13090 inside Onondaga County looks affordable on the surface — median value of $313K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $2,474/mo on a $313K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 13090 sits below the stated 0.0% once reality is priced in.
From an investor standpoint, 13090 offers a low basis, the region around Liverpool has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 13090 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Liverpool:
Property Strategy for 13090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $216,547 | $1,660 | 5.5% | +10.7% | $108,273 |
| 3BR | $265,523 | $2,020 | 5.5% | +10.6% | $88,508 |
| 4BR | $331,674 | $2,200 | 4.8% | +10.2% | $82,919 |
| 5BR | $372,849 | — | — | +9.8% | $74,570 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 13090 Compare?
| Metric | 13090 | Liverpool | Syracuse, NY | New York |
|---|---|---|---|---|
| Home Value | $312,867 | $295,150 | N/A | $505,608 |
| 5-Year CAGR | 9.9% | 9.9% | N/A | 6.6% |
| Avg Rent | $2,474 | $2,122 | N/A | - |
| Cap Rate | 6.2% | 5.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13090 (Liverpool, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $312,867 |
| Monthly Rent | $2,474 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.5% |
| Cap Rate | 6.2% |
| 5-Year IRR | 16.0% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +9.3% ▲ |
| 5-Year CAGR | +9.9% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.2%). 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 13090
Population: 29,180
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 13090
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
Frequently Asked Questions
How should investors approach Liverpool, NY?
Most investors in Liverpool, NY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 4.0/5 investability profile and the market fundamentals.
Are there empty rentals in Liverpool, NY?
Vacancy in Liverpool, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,474/mo.
Is real estate in Liverpool, NY a good investment right now?
Liverpool, NY scores 4.0/5 for investability. Home values sit at $313K and rents near $2,474/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the tenant pool like in Liverpool, NY?
Expect a solid tenant pool in Liverpool, NY. The rental market absorbs $2,474/mo rents without meaningful friction.
How much should I expect to pay for a home in Liverpool, NY?
Typical homes in Liverpool, NY go for around $313K. The 5-year CAGR of 0.0% stable price movement.
You know 13090 now. You don’t know where it ranks.
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How 13090 ranks in Syracuse, NY
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