Real Estate Investing in Memphis, New York (13112)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13112 (Memphis, 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.
- High vacancy: 17.1% of homes vacant — above national norms.
- 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 Memphis, NY (13112)?
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Market Analysis: 13112 Memphis
ZIP 13112 in Memphis, NY carries a notable set of headwinds. Home values near $284K and rents of $1,287/mo sit inside a market where underwriting has to be tight.
On balance, the numbers look inviting — $284K purchase price, 0.0% nominal cap — the work to hit that pro forma in 13112 is substantial and deserves full respect.
Within NY, ZIP 13112 trails on several market indicators that neighboring Onondaga County submarkets outperform. The gap is real and solid enough to shape underwriting.
On the rental side, 1,827 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.
The right play in 13112 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 Memphis:
Property Strategy for 13112
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $202,609 | $1,430 | 5.1% | +8.2% | $101,305 |
| 3BR | $263,545 | $1,740 | 4.8% | +8.6% | $87,848 |
| 4BR | $328,379 | $1,900 | 4.2% | +9.8% | $82,095 |
Market Trends
Home Value History (with trend line)
📊 How Does 13112 Compare?
| Metric | 13112 | Memphis | Syracuse, NY | New York |
|---|---|---|---|---|
| Home Value | $284,178 | $284,178 | N/A | $505,608 |
| 5-Year CAGR | 7.7% | 7.7% | N/A | 6.6% |
| Avg Rent | $1,287 | $1,287 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13112 (Memphis, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $284,178 |
| Monthly Rent | $1,287 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.5%). 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 13112
Population: 1,827
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
🎓 Nearby Colleges & Universities
Investor Insight: With 2,923 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Memphis, NY?
Yes - Memphis, NY a 3.0/5 investability score. With $284K home prices against $1,287/mo monthly rent, the market delivers a reasonable entry point for new investors.
Do landlords face vacancy issues in Memphis, NY?
Memphis, NY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What investment strategy works best in Memphis, NY?
A careful cash-flow rentals with hands-on management strategy Memphis, NY best. The market produces measured results for that approach at the $284K price point.
Can owner-occupants cash flow in Memphis, NY?
House hacking in Memphis, NY is a challenging. With home values around $284K and rents at $1,287/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical rental rate in Memphis, NY?
Rent in Memphis, NY is around $1,287/mo. The resulting rent-to-value relationship with $284K pricing is reasonable for most investor models.
You know 13112 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13112 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 13112 ranks in Syracuse, NY
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