Real Estate Investing in Evans Mills, New York (13637)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13637 (Evans Mills, 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: 14.2% 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 Evans Mills, NY (13637)?
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Market Analysis: 13637 Evans Mills
The 13637 ZIP covers a section of Evans Mills that demands careful diligence. Prices near $270K look accessible, but the work to make a deal cash flow is real.
The investment case in 13637 is substantial only for operators who understand what they are buying. A $270K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within NY, ZIP 13637 trails on several market indicators that neighboring Jefferson County submarkets outperform. The gap is real and solid enough to shape underwriting.
Employment concentration in 13637 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 13637 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Evans Mills:
Property Strategy for 13637
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $242,458 | $2,040 | 6.1% | +5.7% | $80,819 |
| 4BR | $285,122 | $2,500 | 6.3% | +6.2% | $71,280 |
Market Trends
Home Value History (with trend line)
📊 How Does 13637 Compare?
| Metric | 13637 | Evans Mills | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $269,925 | $269,925 | N/A | $505,608 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 6.6% |
| Avg Rent | $1,350 | $1,350 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 13637 (Evans Mills, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $269,925 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +10.3% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (3.9%). 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 13637
Population: 5,280
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 13637
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
What is the typical home price in Evans Mills, NY?
Expect median prices around $270K in Evans Mills, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Does house hacking work in Evans Mills, NY?
Evans Mills, NY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $270K price point reasonable to enter.
How strong is tenant demand in Evans Mills, NY?
Evans Mills, NY offers a even-keeled renter base at the $1,350/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Evans Mills, NY landlord-friendly?
Evans Mills, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How does Evans Mills, NY rate as a rental market?
The 3.0/5 investability rating in Evans Mills, NY reflects its $270K prices and $1,350/mo rents. Investors generally consider it a solid option within NY.
You know 13637 now. You don’t know where it ranks.
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How 13637 ranks in Watertown-Fort Drum, NY
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