Real Estate Investing in Waterloo, New York (13165)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13165 (Waterloo, 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: 8.3% 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 Waterloo, NY (13165)?
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Market Analysis: 13165 Waterloo
This part of Seneca County is not an easy win. The 13165 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $189K asset, 13165 is the wrong submarket. If the plan prices in friction, the yield can still work.
Put differently, 13165 offers a low basis, the region around Waterloo has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A impressive renter share of 31% in 13165 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. durable returns are possible in 13165, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Waterloo:
Property Strategy for 13165
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $143,910 | $1,290 | 6.5% | +8.7% | $71,955 |
| 3BR | $182,404 | $1,550 | 6.1% | +7.9% | $60,801 |
| 4BR | $209,401 | $1,930 | 6.6% | +8.1% | $52,350 |
| 5BR | $237,420 | — | — | +8.8% | $47,484 |
Market Trends
Home Value History (with trend line)
📊 How Does 13165 Compare?
| Metric | 13165 | Waterloo | Seneca Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $188,936 | $188,936 | N/A | $505,608 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.6% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13165 (Waterloo, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $188,936 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (4.8%). 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 13165
Population: 9,429
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 13165
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 does Waterloo, NY rate as a rental market?
Our data puts Waterloo, NY at 3.0/5 for investability. Home prices of $189K and rents around $1,161/mo create a solid backdrop for investor activity.
How deep is the rental pool in Waterloo, NY?
Waterloo, NY draws a measured base of working renters. Demand at the $1,161/mo rent level is reasonable for standard single-family and small multi rentals.
How strong are rents in Waterloo, NY?
Expect rents around $1,161/mo per month in Waterloo, NY. With home values at $189K, the yield math works out to reasonable levels for rental investors.
What are vacancy rates like in Waterloo, NY?
Waterloo, NY carries elevated vacancy risk. Expect stable absorption at market rents of $1,161/mo.
Can I house hack in Waterloo, NY?
The house hack math a challenging in Waterloo, NY. Owner-occupant buyers benefit from the $1,161/mo rents and $189K home values.
You know 13165 now. You don’t know where it ranks.
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How 13165 ranks in Seneca Falls, NY
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