Real Estate Investing in Ilion, New York (13357)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13357 (Ilion, 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: 13.7% 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 Ilion, NY (13357)?
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Market Analysis: 13357 Ilion
From an investor standpoint, ZIP 13357 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $160K median. It rewards specialists, not generalists.
In practical terms, the numbers look inviting — $160K purchase price, 0.0% nominal cap — the work to hit that pro forma in 13357 is substantial and deserves full respect.
In practical terms, 13357 offers a low basis, the region around Ilion has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A impressive renter share of 30% in 13357 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends toward 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 Ilion:
Property Strategy for 13357
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $139,455 | $1,090 | 5.6% | +9.4% | $69,727 |
| 3BR | $154,261 | $1,310 | 6.1% | +8.5% | $51,420 |
| 4BR | $153,674 | $1,510 | 7.1% | +7.8% | $38,419 |
| 5BR | $183,352 | — | — | +6.6% | $36,670 |
Market Trends
Home Value History (with trend line)
📊 How Does 13357 Compare?
| Metric | 13357 | Ilion | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $160,256 | $160,256 | N/A | $505,608 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 6.6% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
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 13357 (Ilion, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $160,256 |
| Monthly Rent | $981 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 12.1% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (4.8%). 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 13357
Population: 10,073
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 13357
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
Investor Insight: With 1,859 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Ilion, NY?
Ilion, NY home values average about $160K. That price point suits investors targeting rentals with $981/mo in monthly income.
How strict are landlord regulations in Ilion, NY?
Rental owners in Ilion, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Is Ilion, NY a smart market for rental property?
With a 3.0/5 investability score, Ilion, NY ranks as a solid market for rental property investors. Median prices of $160K and rents of $981/mo drive the underlying numbers.
Is Ilion, NY suited for a house hack?
The a challenging house-hack environment in Ilion, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are tenants stable in Ilion, NY?
Ilion, NY draws a stable base of working renters. Demand at the $981/mo rent level is reasonable for standard single-family and small multi rentals.
You know 13357 now. You don’t know where it ranks.
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How 13357 ranks in Utica-Rome, NY
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