Real Estate Investing in Dexter, New York (13634)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13634 (Dexter, 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: 27.2% of homes vacant — above national norms.
- 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 Dexter, NY (13634)?
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Market Analysis: 13634 Dexter
Investors eyeing 13634 need to respect the fundamentals at play. Home values of $247K come alongside slower price movement and elevated management overhead.
From an investor standpoint, the numbers look inviting — $247K purchase price, 0.0% nominal cap — the work to hit that pro forma in 13634 is substantial and deserves full respect.
Within NY, ZIP 13634 trails on several market indicators that neighboring Jefferson County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Who lives in 13634 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Dexter's stable or hybrid ZIPs before stepping into 13634. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Dexter:
Property Strategy for 13634
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $210,576 | $1,170 | 4.0% | +9.4% | $105,288 |
| 3BR | $239,138 | $1,590 | 4.8% | +6.4% | $79,713 |
| 4BR | $281,879 | $1,950 | 5.0% | +6.4% | $70,470 |
Market Trends
Home Value History (with trend line)
📊 How Does 13634 Compare?
| Metric | 13634 | Dexter | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $247,076 | $247,076 | N/A | $505,608 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 6.6% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 13634 (Dexter, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $247,076 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (3.3%). 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 13634
Population: 3,866
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 13634
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 Dexter, NY?
Typical homes in Dexter, NY go for around $247K. The 5-year CAGR of 0.0% even-keeled price movement.
How do landlord-tenant laws work in Dexter, NY?
NY ranks as a tenant-protective state for landlord-tenant law. Dexter generally follows the statewide framework, so landlords face reasonable operating rules.
What is the typical renter like in Dexter, NY?
Tenant quality in Dexter, NY ranks as solid. Landlords generally report steady occupancy at market rents of $1,053/mo.
Do landlords face vacancy issues in Dexter, NY?
Rental vacancy in Dexter, NY is elevated. Investors should budget normal turnover but not chronic empty units.
Is Dexter, NY suited for a house hack?
For house hackers, Dexter, NY is a challenging. The $1,053/mo rent on a unit helps defray the mortgage on a $247K property.
You know 13634 now. You don’t know where it ranks.
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How 13634 ranks in Watertown-Fort Drum, NY
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