Real Estate Investing in Boonville, New York (13309)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13309 (Boonville, 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.
- Elevated vacancy: 11.2% 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 Boonville, NY (13309)?
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Market Analysis: 13309 Boonville
Not every below-median market is a bargain. Boonville's 13309 ZIP sits at signals that favor experienced operators who can absorb the risk $215K pricing implies.
Meanwhile, the numbers look inviting — $215K purchase price, 0.0% nominal cap — the work to hit that pro forma in 13309 is substantial and deserves full respect.
Nearby ZIPs in Boonville have seen price recovery that 13309 has not matched. Oneida County data supports the view that the spread is structural rather than temporary.
The 13309 ZIP's population of 5,828 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Boonville:
Property Strategy for 13309
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $175,615 | $1,050 | 4.3% | +8.9% | $87,808 |
| 3BR | $215,344 | $1,260 | 4.2% | +7.9% | $71,781 |
| 4BR | $212,789 | $1,490 | 5.0% | +9.0% | $53,197 |
| 5BR | $228,376 | — | — | +9.9% | $45,675 |
Market Trends
Home Value History (with trend line)
📊 How Does 13309 Compare?
| Metric | 13309 | Boonville | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $214,577 | $214,577 | N/A | $505,608 |
| 5-Year CAGR | 6.9% | 6.9% | N/A | 6.6% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 13309 (Boonville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $214,577 |
| Monthly Rent | $945 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +10.0% ▲ |
| 3-Year CAGR | +8.5% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.4%). 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 13309
Population: 5,828
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 13309
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.
Frequently Asked Questions
What do landlords charge for rent in Boonville, NY?
The typical rental in Boonville, NY commands about $945/mo monthly. That rent profile even-keeled cash flow against the $215K purchase basis.
Is rental property easy to operate in Boonville, NY?
NY law tenant-protective for landlords, and Boonville inherits those rules. Investors should still review local ordinances for rental licensing.
Is Boonville, NY a smart market for rental property?
Boonville, NY clocks in at an investability rating of 3.0/5, with median home values near $215K and average rents around $945/mo. That combination puts it in the solid tier for investor interest.
Is house hacking profitable in Boonville, NY?
The a challenging house-hack environment in Boonville, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the typical vacancy rate in Boonville, NY?
Expect elevated vacancy in Boonville, NY. Rents at $945/mo are absorbed by the tenant base without meaningful lag.
You know 13309 now. You don’t know where it ranks.
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How 13309 ranks in Utica-Rome, NY
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