Real Estate Investing in Syracuse, New York (13204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13204 (Syracuse, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 17.2% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 39.5% poverty rate — can affect rent collection.
What’s happening in Syracuse, NY (13204)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 13204 Syracuse
Predictable is the word. ZIP 13204 records $154K median values, $1,599/mo rent, and a 0.0% trajectory that has not surprised anyone in a while.
Turning to rents, 13204 will not top anyone's high-flyer list, it rarely disappoints either. Yields near 0.0% and a 0.0% growth path are the base case, not the best case.
Statewide context places 13204 firmly in the middle ring — neither an appreciation leader nor a yield standout, but consistent across cycles.
The 68% renter share in 13204 sits close to the Onondaga County average. That alignment with regional norms is a feature for investors pricing risk.
The investor who does best in 13204 is the one who underwrote it honestly at the start — 0.0% yield, 0.0% growth, $1,599/mo rent — and then stuck to the plan.
Here's what matters if you're considering buying a home in Syracuse:
Property Strategy for 13204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $135,580 | $1,260 | 6.7% | +12.1% | $67,790 |
| 3BR | $140,919 | $1,530 | 7.8% | +11.7% | $46,973 |
| 4BR | $147,122 | $1,670 | 8.2% | +11.3% | $36,780 |
| 5BR | $144,210 | — | — | +11.1% | $28,842 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 13204 Compare?
| Metric | 13204 | Syracuse | Syracuse, NY | New York |
|---|---|---|---|---|
| Home Value | $154,367 | $122,370 | N/A | $505,608 |
| 5-Year CAGR | 8.5% | 8.6% | N/A | 6.6% |
| Avg Rent | $1,599 | $1,469 | N/A | - |
| Cap Rate | 8.1% | 5.1% | - | - |
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 13204 (Syracuse, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,367 |
| Monthly Rent | $1,599 |
| Price-to-Rent | 8.0:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 12.4% |
| Cap Rate | 8.1% |
| 5-Year IRR | 16.5% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +10.7% ▲ |
| 5-Year CAGR | +8.5% ▲ |
| 10-Year CAGR | +10.1% ▲ |
🏠 Rent Trends
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.1%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 13204
Population: 19,511
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 13204
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BELLEVUE ELEMENTARY SCHOOL
BRIGHTON ACADEMY
EDWARD SMITH K-8 SCHOOL
GRANT MIDDLE SCHOOL
INSTITUTE OF TECHNOLOGY AT SYRACUSE CENTRAL
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 1,824 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Syracuse, NY?
Expect median prices around $154K in Syracuse, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Is house hacking profitable in Syracuse, NY?
Syracuse, NY is a an attractive market for house hackers. FHA or conventional owner-occupant buyers find the $154K price point reasonable to enter.
What is the typical rental rate in Syracuse, NY?
Rental rates in Syracuse, NY average $1,599/mo. Tenant demand and $154K home values make the yield look reasonable by investor standards.
How strong is Syracuse, NY for real estate investors?
The 5.0/5 investability rating in Syracuse, NY reflects its $154K prices and $1,599/mo rents. Investors generally consider it a solid option within NY.
What real estate strategy is ideal for Syracuse, NY?
In Syracuse, NY the significant play is typically steady buy-and-hold investing. The combination of $154K prices and $1,599/mo rents suits that approach.
You know 13204 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13204 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 13204 ranks in Syracuse, NY
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