Real Estate Investing in Sherrill, New York (13461)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13461 (Sherrill, 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 Sherrill, NY (13461)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 13461 Sherrill
The 13461 ZIP covers a section of Sherrill that demands careful diligence. Prices near $265K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 13461 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 13461's metrics run below Oneida County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 13461 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 13461 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 Sherrill:
Property Strategy for 13461
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $211,420 | $1,390 | 4.7% | +10.5% | $105,710 |
| 3BR | $246,967 | $1,670 | 4.9% | +9.3% | $82,322 |
| 4BR | $306,029 | $1,920 | 4.5% | +9.2% | $76,507 |
Market Trends
Home Value History (with trend line)
📊 How Does 13461 Compare?
| Metric | 13461 | Sherrill | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $264,741 | $264,741 | N/A | $505,608 |
| 5-Year CAGR | 7.9% | 7.9% | N/A | 6.6% |
| Avg Rent | $1,251 | $1,251 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 13461 (Sherrill, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $264,741 |
| Monthly Rent | $1,251 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 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 (3.7%). 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 13461
Population: 3,046
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 13461
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
ONEIDA SENIOR HIGH SCHOOL
W F PRIOR ELEMENTARY SCHOOL
NORTH BROAD STREET SCHOOL
SENECA STREET SCHOOL
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
What is the investability score for Sherrill, NY?
Sherrill, NY comes in at an investability rating of 3.0/5, with median home values near $265K and average rents around $1,251/mo. That combination puts it in the substantial tier for investor interest.
What do landlords charge for rent in Sherrill, NY?
Expect rents around $1,251/mo per month in Sherrill, NY. With home values at $265K, the yield math works out to reasonable levels for rental investors.
How strict are landlord regulations in Sherrill, NY?
Sherrill, NY operates under NY law, which is tenant-protective overall for landlords. Expect stable treatment in typical lease and eviction cases.
How quickly do rentals get leased in Sherrill, NY?
Vacancy risk in Sherrill, NY is elevated. That supports even-keeled cash flow for typical rental holds.
Does a duplex house hack pencil in Sherrill, NY?
For house hackers, Sherrill, NY is a challenging. The $1,251/mo rent on a unit helps defray the mortgage on a $265K property.
You know 13461 now. You don’t know where it ranks.
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How 13461 ranks in Utica-Rome, NY
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