Real Estate Investing in Marcy, New York (13403)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13403 (Marcy, 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 Marcy, NY (13403)?
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Market Analysis: 13403 Marcy
Not every below-median market is a bargain. Marcy's 13403 ZIP records signals that favor experienced operators who can absorb the risk $308K pricing implies.
For an experienced owner, 13403 can be a a viable market for hunting ground — but the discount at $308K reflects genuine risk that outside investors often underestimate.
In practical terms, 13403 offers a low basis, the region around Marcy has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 13403 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 13403 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Marcy:
Property Strategy for 13403
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $206,277 | $1,450 | 5.1% | +8.4% | $103,138 |
| 3BR | $276,173 | $1,740 | 4.5% | +8.0% | $92,058 |
| 4BR | $351,169 | $2,010 | 4.1% | +7.9% | $87,792 |
Market Trends
Home Value History (with trend line)
📊 How Does 13403 Compare?
| Metric | 13403 | Marcy | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $307,930 | $307,930 | N/A | $505,608 |
| 5-Year CAGR | 7.0% | 7.0% | N/A | 6.6% |
| Avg Rent | $1,305 | $1,305 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 13403 (Marcy, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $307,930 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.3%). 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 13403
Population: 7,133
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 13403
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 1,628 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Marcy, NY?
Marcy, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
How landlord-friendly is Marcy, NY?
Rental owners in Marcy, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Is housing expensive in Marcy, NY?
The median home value in Marcy, NY is roughly $308K. That puts it reasonable relative to the NY statewide average.
How viable is house hacking in Marcy, NY?
For house hackers, Marcy, NY is a challenging. The $1,305/mo rent on a unit helps defray the mortgage on a $308K property.
What is the typical renter like in Marcy, NY?
Working renters make up the core of the Marcy, NY tenant base. The pool is reasonable for investors targeting long-term holds.
You know 13403 now. You don’t know where it ranks.
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How 13403 ranks in Utica-Rome, NY
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