Real Estate Investing in Salisbury Center, New York (13454)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13454 (Salisbury Center, 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: 19.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Salisbury Center, NY (13454)?
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Market Analysis: 13454 Salisbury Center
The 13454 ZIP in Salisbury Center, NY is a local-operator market. Outside capital chasing a $185K entry has to pair deep knowledge with the discount.
For an experienced owner, 13454 can be a a viable market for hunting ground — but the discount at $185K reflects genuine risk that outside investors often underestimate.
ZIP 13454's metrics run below Herkimer County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 13454 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 13454 is an operator game, not a passive one. In practical terms, entry prices of $185K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Salisbury Center:
Market Trends
Home Value History (with trend line)
📊 How Does 13454 Compare?
| Metric | 13454 | Salisbury Center | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $185,210 | $185,210 | N/A | $505,608 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.6% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13454 (Salisbury Center, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $185,210 |
| Monthly Rent | $945 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (4.0%). 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 13454
Population: 754
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
Frequently Asked Questions
Are homes affordable in Salisbury Center, NY?
Salisbury Center, NY median home values land near $185K. That is reasonable territory for investors looking at $945/mo-per-month rentals.
Do rentals sit vacant long in Salisbury Center, NY?
Expect elevated vacancy in Salisbury Center, NY. Rents at $945/mo are absorbed by the tenant base without meaningful lag.
What is the typical renter like in Salisbury Center, NY?
Tenant quality in Salisbury Center, NY ranks as solid. Landlords generally report steady occupancy at market rents of $945/mo.
Does house hacking make sense in Salisbury Center, NY?
House hacking works a challenging in Salisbury Center, NY. Rents of $945/mo against $185K acquisition make the strategy solid for owner-occupants.
What real estate strategy is ideal for Salisbury Center, NY?
For Salisbury Center, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 13454 now. You don’t know where it ranks.
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