Real Estate Investing in Brasher Falls, New York (13613)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13613 (Brasher Falls, 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: 9.6% vacancy may signal weakening demand.
- 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 Brasher Falls, NY (13613)?
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Market Analysis: 13613 Brasher Falls
ZIP 13613 in Brasher Falls, NY carries a significant set of headwinds. Home values near $145K and rents of $873/mo sit inside a market where underwriting has to be tight.
Rent of $873/mo on a $145K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 13613 sits below the stated 0.0% once reality is priced in.
Within NY, ZIP 13613 trails on several market indicators that neighboring Saint Lawrence County submarkets outperform. The gap is real and notable enough to shape underwriting.
Employment concentration in 13613 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 13613 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 Brasher Falls:
Property Strategy for 13613
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $112,645 | $970 | 6.2% | +7.9% | $56,322 |
| 3BR | $148,371 | $1,170 | 5.7% | +6.7% | $49,457 |
| 4BR | $163,349 | $1,290 | 5.7% | +7.9% | $40,837 |
Market Trends
Home Value History (with trend line)
📊 How Does 13613 Compare?
| Metric | 13613 | Brasher Falls | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $144,717 | $144,717 | N/A | $505,608 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 6.6% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13613 (Brasher Falls, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $144,717 |
| Monthly Rent | $873 |
| Price-to-Rent | 13.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (4.7%). 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 13613
Population: 2,733
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 13613
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
Is Brasher Falls, NY a smart market for rental property?
The 3.0/5 investability rating in Brasher Falls, NY reflects its $145K prices and $873/mo rents. Investors generally consider it a solid option within NY.
Which real estate strategy fits Brasher Falls, NY?
The best-fit strategy in Brasher Falls, NY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How quickly do rentals get leased in Brasher Falls, NY?
Vacancy risk in Brasher Falls, NY is elevated. That supports measured cash flow for typical rental holds.
Are homes affordable in Brasher Falls, NY?
Brasher Falls, NY home values average about $145K. That price point suits investors targeting rentals with $873/mo in monthly income.
What do landlords charge for rent in Brasher Falls, NY?
Expect rents around $873/mo per month in Brasher Falls, NY. With home values at $145K, the yield math works out to reasonable levels for rental investors.
You know 13613 now. You don’t know where it ranks.
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How 13613 ranks in Ogdensburg-Massena, NY
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