Real Estate Investing in Adams Center, New York (13606)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13606 (Adams Center, NY)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- 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 Adams Center, NY (13606)?
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Market Analysis: 13606 Adams Center
This part of Jefferson County is not an easy win. The 13606 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 13606 is healthy only for operators who understand what they are buying. A $237K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within NY, ZIP 13606 trails on several market indicators that neighboring Jefferson County submarkets outperform. The gap is real and robust enough to shape underwriting.
Who lives in 13606 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 13606 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 Adams Center:
Property Strategy for 13606
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $176,123 | $1,360 | 5.6% | +5.9% | $88,061 |
| 3BR | $222,621 | $1,850 | 6.0% | +4.7% | $74,207 |
| 4BR | $242,999 | $2,270 | 6.7% | +4.9% | $60,750 |
Market Trends
Home Value History (with trend line)
📊 How Does 13606 Compare?
| Metric | 13606 | Adams Center | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $236,871 | $236,871 | N/A | $505,608 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 6.6% |
| Avg Rent | $1,224 | $1,224 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 13606 (Adams Center, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $236,871 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (4.0%). 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 13606
Population: 2,397
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 13606
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 630 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Adams Center, NY stack up for property investment?
Adams Center, NY comes in at an investability rating of 3.0/5, with median home values near $237K and average rents around $1,224/mo. That combination puts it in the healthy tier for investor interest.
What is the smart move for investors in Adams Center, NY?
Most investors in Adams Center, NY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is vacancy a concern in Adams Center, NY?
Rental vacancy in Adams Center, NY is elevated. Investors should budget normal turnover but not chronic empty units.
How strict are landlord regulations in Adams Center, NY?
Adams Center, NY operates under NY law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
How much rent can I charge in Adams Center, NY?
Adams Center, NY rentals go for roughly $1,224/mo a month. That puts gross yield in solid territory relative to $237K acquisition costs.
You know 13606 now. You don’t know where it ranks.
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How 13606 ranks in Watertown-Fort Drum, NY
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