Real Estate Investing in Waterville, New York (13480)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13480 (Waterville, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.2% vacancy may signal weakening demand.
- 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 Waterville, NY (13480)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 13480 Waterville
ZIP 13480 inside Oneida County looks affordable on the surface — median value of $233K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 13480 is robust only for operators who understand what they are buying. A $233K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 13480 sits on the difficult end of the NY spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 13480 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 13480 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Waterville:
Property Strategy for 13480
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $181,114 | $1,190 | 4.7% | +9.6% | $90,557 |
| 3BR | $219,480 | $1,460 | 4.8% | +8.3% | $73,160 |
| 4BR | $241,374 | $1,640 | 4.9% | +7.5% | $60,343 |
Market Trends
Home Value History (with trend line)
📊 How Does 13480 Compare?
| Metric | 13480 | Waterville | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $232,524 | $232,524 | N/A | $505,608 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.6% |
| Avg Rent | $1,071 | $1,071 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 13480 (Waterville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $232,524 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | +7.5% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.6%). 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 13480
Population: 3,454
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 13480
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 1,476 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Waterville, NY?
Expect median prices around $233K in Waterville, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What approach is best for Waterville, NY real estate?
Waterville, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($233K prices, $1,071/mo rents) make it a reasonable choice.
Is Waterville, NY a good place for real estate investing?
With a 3.0/5 investability score, Waterville, NY ranks as a solid market for rental property investors. Median prices of $233K and rents of $1,071/mo drive the underlying numbers.
Is Waterville, NY landlord-friendly?
The landlord environment in Waterville, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Can I house hack in Waterville, NY?
House hacking in Waterville, NY is a challenging. With home values around $233K and rents at $1,071/mo, owner-occupants can offset a meaningful share of PITI.
You know 13480 now. You don’t know where it ranks.
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How 13480 ranks in Utica-Rome, NY
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