Real Estate Investing in Old Forge, New York (13420)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13420 (Old Forge, 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: 80.6% 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 45.9 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Old Forge, NY (13420)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 13420 Old Forge
ZIP 13420 in Old Forge, NY carries a robust set of headwinds. Home values near $531K and rents of $963/mo sit inside a market where underwriting has to be tight.
The investment case in 13420 is sturdy only for operators who understand what they are buying. A $531K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Old Forge have seen price recovery that 13420 has not matched. Herkimer County data supports the view that the spread is structural rather than temporary.
Demographically, 13420 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 13420 is an operator game, not a passive one. From an investor standpoint, entry prices of $531K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Old Forge:
Property Strategy for 13420
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $340,060 | $1,070 | 2.3% | +10.3% | $170,030 |
| 3BR | $525,114 | $1,280 | 1.8% | +9.8% | $175,038 |
| 4BR | $798,485 | $1,490 | 1.3% | +10.4% | $199,621 |
| 5BR | $1,222,861 | — | — | +9.6% | $244,572 |
Market Trends
Home Value History (with trend line)
📊 How Does 13420 Compare?
| Metric | 13420 | Old Forge | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $530,726 | $487,952 | N/A | $505,608 |
| 5-Year CAGR | 6.9% | 6.8% | N/A | 6.6% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 1.4% | 1.6% | - | - |
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 13420 (Old Forge, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 13420 (Old Forge, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $530,726 |
| Monthly Rent | $963 |
| Price-to-Rent | 45.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.2% |
| Cap Rate | 1.4% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (1.4%). 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 13420
Population: 890
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 13420
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
Is Old Forge, NY a good market for buy-and-hold investors?
Yes - Old Forge, NY a 3.0/5 investability score. With $531K home prices against $963/mo monthly rent, the market delivers a reasonable entry point for new investors.
Which investment style suits Old Forge, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Old Forge, NY. The numbers - $531K homes against $963/mo rents - support that play.
How deep is the rental pool in Old Forge, NY?
The renter base in Old Forge, NY is reasonable for the $963/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Can I house hack in Old Forge, NY?
House hacking works a challenging in Old Forge, NY. Rents of $963/mo against $531K acquisition make the strategy solid for owner-occupants.
What is the typical vacancy rate in Old Forge, NY?
Vacancy in Old Forge, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $963/mo.
You know 13420 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13420 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 13420 ranks in Utica-Rome, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 13420 (Old Forge)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 13420 (Old Forge, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.