Real Estate Investing in Utica, New York (13502)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13502 (Utica, 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.
- Elevated vacancy: 11.0% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Utica, NY (13502)?
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Market Analysis: 13502 Utica
The 13502 ZIP covers a section of Utica that demands careful diligence. Prices near $212K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 13502 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within NY, ZIP 13502 trails on several market indicators that neighboring Oneida County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The 13502 ZIP's population of 33,241 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 13502 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 13502
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $170,431 | $1,230 | 5.2% | +11.1% | $85,215 |
| 3BR | $203,341 | $1,470 | 5.2% | +9.7% | $67,780 |
| 4BR | $213,791 | $1,700 | 5.7% | +9.9% | $53,448 |
| 5BR | $209,143 | — | — | +10.4% | $41,829 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 13502 Compare?
| Metric | 13502 | Utica | Utica-Rome, NY | New York |
|---|---|---|---|---|
| Home Value | $212,030 | $212,742 | N/A | $505,608 |
| 5-Year CAGR | 7.9% | 8.1% | N/A | 6.6% |
| Avg Rent | $1,527 | $1,438 | N/A | - |
| Cap Rate | 5.6% | 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 13502 (Utica, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $212,030 |
| Monthly Rent | $1,527 |
| Price-to-Rent | 11.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 13.6% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +8.0% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 Rent Trends
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.6%). 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 13502
Population: 33,241
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 13502
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 1,859 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Utica, NY?
With a 3.0/5 investability score, Utica, NY ranks as a solid market for rental property investors. Median prices of $212K and rents of $1,527/mo drive the underlying numbers.
What is the average monthly rent in Utica, NY?
Investors in Utica, NY typically see rents near $1,527/mo per month against $212K home values - a solid setup for rental cash flow.
What investment strategy works best in Utica, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Utica, NY. With home values at $212K and rents near $1,527/mo, other strategies can work but produce reliable rather than outsized returns.
How high is vacancy risk in Utica, NY?
Vacancy in Utica, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,527/mo.
Does house hacking work in Utica, NY?
For house hackers, Utica, NY is a challenging. The $1,527/mo rent on a unit helps defray the mortgage on a $212K property.
You know 13502 now. You don’t know where it ranks.
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How 13502 ranks in Utica-Rome, NY
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