Real Estate Investing in Manlius, New York (13104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13104 (Manlius, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Manlius, NY (13104)?
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Market Analysis: 13104 Manlius
Investors eyeing 13104 need to respect the fundamentals at play. Home values of $477K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13104 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 13104 sits on the difficult end of the NY spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 13104 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.
New investors are better served looking at Manlius's stable or hybrid ZIPs before stepping into 13104. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Manlius:
Property Strategy for 13104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $254,808 | $1,420 | 4.0% | +10.5% | $127,404 |
| 3BR | $346,565 | $1,730 | 3.6% | +9.9% | $115,522 |
| 4BR | $485,308 | $1,890 | 2.8% | +10.4% | $121,327 |
| 5BR | $603,489 | — | — | +10.1% | $120,698 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 13104 Compare?
| Metric | 13104 | Manlius | Syracuse, NY | New York |
|---|---|---|---|---|
| Home Value | $476,994 | $476,994 | N/A | $505,608 |
| 5-Year CAGR | 9.3% | 9.3% | N/A | 6.6% |
| Avg Rent | $2,248 | $2,248 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 13104 (Manlius, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $476,994 |
| Monthly Rent | $2,248 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 12.9% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +9.1% ▲ |
| 5-Year CAGR | +9.3% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (3.7%). 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 13104
Population: 16,504
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 13104
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 1,551 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do rentals go for in Manlius, NY?
Average rent in Manlius, NY is approximately $2,248/mo per month. Against $477K home values that yields a reasonable rent-to-price ratio.
Does house hacking work in Manlius, NY?
House hacking works a challenging in Manlius, NY. Rents of $2,248/mo against $477K acquisition make the strategy solid for owner-occupants.
Is Manlius, NY a good market for buy-and-hold investors?
Investors tracking Manlius, NY will find a 3.0/5 rating supported by $477K median home values and $2,248/mo rents. That profile suits long-term holders targeting even-keeled returns.
How quickly do rentals get leased in Manlius, NY?
Manlius, NY carries elevated vacancy risk. Expect consistent absorption at market rents of $2,248/mo.
Are homes affordable in Manlius, NY?
Manlius, NY median home values land near $477K. That is reasonable territory for investors looking at $2,248/mo-per-month rentals.
You know 13104 now. You don’t know where it ranks.
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How 13104 ranks in Syracuse, NY
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