Real Estate Investing in Cooperstown, New York (13326)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13326 (Cooperstown, NY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 32.0% 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 26.5 — 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 Cooperstown, NY (13326)?
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Market Analysis: 13326 Cooperstown
The 13326 ZIP in Cooperstown, NY is a local-operator market. Outside capital chasing a $413K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $413K asset, 13326 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader NY picture, 13326 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 13326 includes headwinds that any investor should price in. Income distribution skews lower than Cooperstown averages, and tenant stability requires active management.
The 13326 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 Cooperstown:
Property Strategy for 13326
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $274,119 | $1,440 | 3.8% | +6.6% | $137,060 |
| 3BR | $359,795 | $1,730 | 3.5% | +6.4% | $119,932 |
| 4BR | $460,962 | $1,910 | 3.0% | +5.9% | $115,241 |
| 5BR | $567,402 | — | — | +4.5% | $113,480 |
Market Trends
Home Value History (with trend line)
📊 How Does 13326 Compare?
| Metric | 13326 | Cooperstown | Oneonta, NY | New York |
|---|---|---|---|---|
| Home Value | $412,504 | $412,504 | N/A | $505,608 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.6% |
| Avg Rent | $1,296 | $1,296 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 13326 (Cooperstown, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $412,504 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 26.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +10.7% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 13326
Population: 4,536
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 13326
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 is it like being a landlord in Cooperstown, NY?
Landlord-friendliness in Cooperstown, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are renters plentiful in Cooperstown, NY?
The tenant pool in Cooperstown, NY is solid, supported by local employment and population fundamentals. Rents of $1,296/mo are well-absorbed by the market.
How do experienced investors play Cooperstown, NY?
For Cooperstown, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Cooperstown in NY worth investing in?
Cooperstown, NY scores 3.0/5 for investability. Home values sit at $413K and rents near $1,296/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What do rentals go for in Cooperstown, NY?
Cooperstown, NY rentals go for roughly $1,296/mo a month. That puts gross yield in solid territory relative to $413K acquisition costs.
You know 13326 now. You don’t know where it ranks.
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How 13326 ranks in Oneonta, NY
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