Real Estate Investing in Cherry Valley, New York (13320)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13320 (Cherry Valley, 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.
- High vacancy: 33.8% 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 Cherry Valley, NY (13320)?
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Market Analysis: 13320 Cherry Valley
ZIP 13320 inside Otsego County looks affordable on the surface — median value of $206K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13320 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 13320's metrics run below Otsego County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 13320 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 13320 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Cherry Valley:
Property Strategy for 13320
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $168,033 | $1,340 | 5.7% | +6.4% | $84,017 |
| 3BR | $208,534 | $1,620 | 5.6% | +6.9% | $69,511 |
| 4BR | $218,458 | $1,780 | 5.9% | +8.1% | $54,614 |
Market Trends
Home Value History (with trend line)
📊 How Does 13320 Compare?
| Metric | 13320 | Cherry Valley | Oneonta, NY | New York |
|---|---|---|---|---|
| Home Value | $206,246 | $206,246 | N/A | $505,608 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 6.6% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
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 13320 (Cherry Valley, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $206,246 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +11.9% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (4.6%). 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 13320
Population: 2,027
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 13320
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
Does house hacking make sense in Cherry Valley, NY?
For house hackers, Cherry Valley, NY is a challenging. The $1,206/mo rent on a unit helps defray the mortgage on a $206K property.
What is the best play in Cherry Valley, NY?
The best-fit strategy in Cherry Valley, NY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How expensive is real estate in Cherry Valley, NY?
Homes in Cherry Valley, NY typically sell near $206K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Is Cherry Valley, NY a good place for real estate investing?
With a 3.0/5 investability score, Cherry Valley, NY ranks as a solid market for rental property investors. Median prices of $206K and rents of $1,206/mo drive the underlying numbers.
Is rental property easy to operate in Cherry Valley, NY?
NY ranks as a tenant-protective state for landlord-tenant law. Cherry Valley generally follows the statewide framework, so landlords face reasonable operating rules.
You know 13320 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13320 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 13320 ranks in Oneonta, NY
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