Real Estate Investing in Remsen, New York (13304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13304 (Remsen, 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: 13.6% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.4 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Remsen, NY (13304)?
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Market Analysis: 13304 Remsen
The 13304 ZIP in Remsen, NY is a local-operator market. Outside capital chasing a $304K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13304 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 13304's metrics run below Oneida County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Stepping back, 1,841 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.
Distressed ZIPs reward experience. notable returns are possible in 13304, 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 Remsen:
Property Strategy for 13304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $274,009 | $1,290 | 3.4% | +7.0% | $91,336 |
| 4BR | $336,372 | $1,490 | 3.2% | +6.9% | $84,093 |
Market Trends
Home Value History (with trend line)
📊 How Does 13304 Compare?
| Metric | 13304 | Remsen | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $304,466 | $275,479 | N/A | $505,608 |
| 5-Year CAGR | 6.1% | 6.2% | N/A | 6.6% |
| Avg Rent | $963 | $968 | N/A | - |
| Cap Rate | 2.5% | 2.8% | - | - |
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 13304 (Remsen, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $304,466 |
| Monthly Rent | $963 |
| Price-to-Rent | 26.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 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 (2.5%). 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 13304
Population: 1,841
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 1,547 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Remsen, NY?
Investors in Remsen, NY typically see rents near $963/mo per month against $304K home values - a solid setup for rental cash flow.
What is the best play in Remsen, NY?
Most investors in Remsen, NY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is Remsen, NY a smart market for rental property?
Remsen, NY scores 3.0/5 for investability. Home values sit at $304K and rents near $963/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What kind of vacancy should I budget for in Remsen, NY?
Remsen, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
How qualified is the tenant pool in Remsen, NY?
The renter base in Remsen, NY is reasonable for the $963/mo price point. Screening well and pricing to market typically yields predictable tenants.
You know 13304 now. You don’t know where it ranks.
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How 13304 ranks in Utica-Rome, NY
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