Real Estate Investing in Black River, New York (13612)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13612 (Black River, 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: 14.0% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 9.5% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Black River, NY (13612)?
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Market Analysis: 13612 Black River
Investors eyeing 13612 need to respect the fundamentals at play. Home values of $252K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 13612 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Black River have seen price recovery that 13612 has not matched. Jefferson County data supports the view that the spread is structural rather than temporary.
A resilient renter share of 34% in 13612 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 13612 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Black River:
Property Strategy for 13612
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $172,441 | $1,160 | 4.8% | +6.1% | $86,220 |
| 3BR | $231,771 | $1,570 | 4.9% | +6.1% | $77,257 |
| 4BR | $280,554 | $1,920 | 4.9% | +5.9% | $70,139 |
Market Trends
Home Value History (with trend line)
📊 How Does 13612 Compare?
| Metric | 13612 | Black River | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $251,505 | $251,505 | N/A | $505,608 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 6.6% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 13612 (Black River, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $251,505 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (3.2%). 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 13612
Population: 2,940
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 13612
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 much should I expect to pay for a home in Black River, NY?
Black River, NY median home values land near $252K. That is reasonable territory for investors looking at $1,044/mo-per-month rentals.
How do landlord-tenant laws work in Black River, NY?
Landlord-friendliness in Black River, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Do landlords face vacancy issues in Black River, NY?
Black River, NY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How viable is house hacking in Black River, NY?
Black River, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,044/mo rent level.
How strong is tenant demand in Black River, NY?
The tenant pool in Black River, NY is solid, supported by local employment and population fundamentals. Rents of $1,044/mo are well-absorbed by the market.
You know 13612 now. You don’t know where it ranks.
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How 13612 ranks in Watertown-Fort Drum, NY
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