Real Estate Investing in Little Falls, New York (13365)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13365 (Little Falls, 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: 17.4% 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 Little Falls, NY (13365)?
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Market Analysis: 13365 Little Falls
The 13365 ZIP in Little Falls, NY is a local-operator market. Outside capital chasing a $173K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13365 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 13365 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 13365 ZIP's population of 8,545 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Experienced landlords with local relationships tend to find 13365 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Little Falls:
Property Strategy for 13365
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $139,937 | $1,050 | 5.4% | +8.5% | $69,969 |
| 3BR | $167,563 | $1,260 | 5.4% | +7.7% | $55,854 |
| 4BR | $170,602 | $1,490 | 6.3% | +8.3% | $42,651 |
| 5BR | $219,187 | — | — | +6.3% | $43,837 |
Market Trends
Home Value History (with trend line)
📊 How Does 13365 Compare?
| Metric | 13365 | Little Falls | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $172,907 | $172,907 | N/A | $505,608 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 6.6% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
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 13365 (Little Falls, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,907 |
| Monthly Rent | $945 |
| Price-to-Rent | 15.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +10.0% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (4.3%). 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 13365
Population: 8,545
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 13365
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
How landlord-friendly is Little Falls, NY?
NY law tenant-protective for landlords, and Little Falls inherits those rules. Investors should still review local ordinances for rental licensing.
What kind of tenants rent in Little Falls, NY?
The renter base in Little Falls, NY is reasonable for the $945/mo price point. Screening well and pricing to market typically yields reliable tenants.
What is the smart move for investors in Little Falls, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Little Falls, NY. With home values at $173K and rents near $945/mo, other strategies can work but produce measured rather than outsized returns.
Is Little Falls, NY a smart market for rental property?
Little Falls, NY clocks in at an investability rating of 3.0/5, with median home values near $173K and average rents around $945/mo. That combination puts it in the healthy tier for investor interest.
What are home prices like in Little Falls, NY?
In Little Falls, NY the median home value sits at $173K. Against the broader NY market, that reads as reasonable for most investors.
You know 13365 now. You don’t know where it ranks.
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How 13365 ranks in Utica-Rome, NY
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