Real Estate Investing in Edwards, New York (13635)
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Should you buy in 13635 (Edwards, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.0% 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 Edwards, NY (13635)?
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Market Analysis: 13635 Edwards
The 13635 ZIP in Edwards, NY is a local-operator market. Outside capital chasing a $102K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13635 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 13635 and stronger Edwards ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 13635 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. notable returns are possible in 13635, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Edwards:
Market Trends
Home Value History (with trend line)
📊 How Does 13635 Compare?
| Metric | 13635 | Edwards | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $102,075 | $102,075 | N/A | $505,608 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 6.6% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 7.3% | 7.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13635 (Edwards, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $102,075 |
| Monthly Rent | $954 |
| Price-to-Rent | 8.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.2% |
| Cap Rate | 7.3% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.3%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 13635
Population: 1,283
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
Frequently Asked Questions
Is real estate in Edwards, NY a good investment right now?
The 3.0/5 investability rating in Edwards, NY reflects its $102K prices and $954/mo rents. Investors generally consider it a solid option within NY.
Does a duplex house hack pencil in Edwards, NY?
House hacking in Edwards, NY is a challenging. With home values around $102K and rents at $954/mo, owner-occupants can offset a meaningful share of PITI.
How quickly do rentals get leased in Edwards, NY?
Expect elevated vacancy in Edwards, NY. Rents at $954/mo are absorbed by the tenant base without meaningful lag.
Which real estate strategy fits Edwards, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Edwards, NY. With home values at $102K and rents near $954/mo, other strategies can work but produce even-keeled rather than outsized returns.
What monthly rent should investors expect in Edwards, NY?
The typical rental in Edwards, NY commands about $954/mo monthly. That rent profile measured cash flow against the $102K purchase basis.
You know 13635 now. You don’t know where it ranks.
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How 13635 ranks in Ogdensburg-Massena, NY
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