Real Estate Investing in Deansboro, New York (13328)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13328 (Deansboro, 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.
- 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 Deansboro, NY (13328)?
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Market Analysis: 13328 Deansboro
Not every below-median market is a bargain. Deansboro's 13328 ZIP posts signals that favor experienced operators who can absorb the risk $281K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $281K asset, 13328 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader NY picture, 13328 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 13328 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 13328 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 Deansboro:
Market Trends
Home Value History (with trend line)
📊 How Does 13328 Compare?
| Metric | 13328 | Deansboro | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $280,601 | $280,601 | N/A | $505,608 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 6.6% |
| Avg Rent | $1,080 | $1,080 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13328 (Deansboro, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,601 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (3.0%). 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 13328
Population: 1,302
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 1,681 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Deansboro, NY?
Expect median prices around $281K in Deansboro, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is Deansboro, NY suited for a house hack?
The a challenging house-hack environment in Deansboro, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Deansboro, NY a good place for real estate investing?
Deansboro, NY clocks in at an investability rating of 3.0/5, with median home values near $281K and average rents around $1,080/mo. That combination puts it in the notable tier for investor interest.
How landlord-friendly is Deansboro, NY?
Landlord-friendliness in Deansboro, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is the tenant base reliable in Deansboro, NY?
The renter base in Deansboro, NY is reasonable for the $1,080/mo price point. Screening well and pricing to market typically yields stable tenants.
You know 13328 now. You don’t know where it ranks.
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How 13328 ranks in Utica-Rome, NY
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