Real Estate Investing in West Leyden, New York (13489)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13489 (West Leyden, 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.
- High vacancy: 25.9% 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 West Leyden, NY (13489)?
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Market Analysis: 13489 West Leyden
The 13489 ZIP in West Leyden, NY is a local-operator market. Outside capital chasing a $212K entry has to pair deep knowledge with the discount.
Rent of $1,008/mo on a $212K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 13489 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 13489 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 13489 includes headwinds that any investor should price in. Income distribution skews lower than West Leyden averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 13489 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in West Leyden:
Market Trends
Home Value History (with trend line)
📊 How Does 13489 Compare?
| Metric | 13489 | West Leyden | New York |
|---|---|---|---|
| Home Value | $212,265 | $212,265 | $505,608 |
| 5-Year CAGR | 7.5% | 7.5% | 6.6% |
| Avg Rent | $1,008 | $1,008 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13489 (West Leyden, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $212,265 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +11.8% ▲ |
| 3-Year CAGR | +7.8% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 13489
Population: 508
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 13489
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
Are homes affordable in West Leyden, NY?
Expect median prices around $212K in West Leyden, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
What kind of vacancy should I budget for in West Leyden, NY?
Rental vacancy in West Leyden, NY is elevated. Investors should budget normal turnover but not chronic empty units.
What is the typical renter like in West Leyden, NY?
The renter base in West Leyden, NY is reasonable for the $1,008/mo price point. Screening well and pricing to market typically yields measured tenants.
What are rental rates like in West Leyden, NY?
West Leyden, NY rentals go for roughly $1,008/mo a month. That puts gross yield in solid territory relative to $212K acquisition costs.
How do landlord-tenant laws work in West Leyden, NY?
Landlord-friendliness in West Leyden, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 13489 now. You don’t know where it ranks.
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