Real Estate Investing in Utica, New York (13501)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13501 (Utica, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 12.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 24.5% poverty rate — can affect rent collection.
What’s happening in Utica, NY (13501)?
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Market Analysis: 13501 Utica
The 13501 ZIP covers a section of Utica that demands careful diligence. Prices near $213K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 13501 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 13501 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 13501 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 13501 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Utica:
Property Strategy for 13501
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $180,683 | $1,120 | 4.5% | +11.4% | $90,342 |
| 3BR | $206,367 | $1,340 | 4.7% | +10.5% | $68,789 |
| 4BR | $217,013 | $1,550 | 5.1% | +10.2% | $54,253 |
| 5BR | $213,721 | — | — | +10.0% | $42,744 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 13501 Compare?
| Metric | 13501 | Utica | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $213,454 | $212,742 | N/A | $505,608 |
| 5-Year CAGR | 8.2% | 8.1% | N/A | 6.6% |
| Avg Rent | $1,349 | $1,438 | N/A | - |
| Cap Rate | 4.9% | 5.3% | - | - |
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 13501 (Utica, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $213,454 |
| Monthly Rent | $1,349 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 13.1% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 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 (4.9%). 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 13501
Population: 40,235
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 13501
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
MYLES ELEMENTARY SCHOOL
NEW HARTFORD SENIOR HIGH SCHOOL
PERRY JUNIOR HIGH SCHOOL
HUGHES ELEMENTARY SCHOOL
ROBERT L BRADLEY ELEMENTARY 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
Investor Insight: With 1,859 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Utica in NY worth investing in?
Utica, NY scores 3.0/5 for investability. Home values sit at $213K and rents near $1,349/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How do experienced investors play Utica, NY?
For Utica, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are there empty rentals in Utica, NY?
Vacancy risk in Utica, NY is elevated. That supports predictable cash flow for typical rental holds.
Is Utica, NY a good market for FHA house hackers?
House hacking in Utica, NY is a challenging. With home values around $213K and rents at $1,349/mo, owner-occupants can offset a meaningful share of PITI.
Are eviction rules reasonable in Utica, NY?
Utica, NY operates under NY law, which is tenant-protective overall for landlords. Expect measured treatment in typical lease and eviction cases.
You know 13501 now. You don’t know where it ranks.
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How 13501 ranks in Utica-Rome, NY
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