Real Estate Investing in Gouverneur, New York (13642)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13642 (Gouverneur, 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.
- High vacancy: 12.5% 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 Gouverneur, NY (13642)?
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Market Analysis: 13642 Gouverneur
ZIP 13642 in Gouverneur, NY carries a sturdy set of headwinds. Home values near $141K and rents of $1,044/mo sit inside a market where underwriting has to be tight.
Meanwhile, the numbers look inviting — $141K purchase price, 0.0% nominal cap — the work to hit that pro forma in 13642 is substantial and deserves full respect.
The gap between 13642 and stronger Gouverneur ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 13642 ZIP's population of 9,018 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategically, 13642 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 Gouverneur:
Property Strategy for 13642
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $113,566 | $1,160 | 7.4% | +8.4% | $56,783 |
| 3BR | $132,223 | $1,570 | 8.5% | +7.2% | $44,074 |
| 4BR | $130,178 | $1,920 | 10.6% | +6.5% | $32,544 |
| 5BR | $168,232 | — | — | +6.8% | $33,646 |
Market Trends
Home Value History (with trend line)
📊 How Does 13642 Compare?
| Metric | 13642 | Gouverneur | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $140,771 | $140,771 | N/A | $505,608 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.6% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 5.8% | 5.8% | - | - |
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 13642 (Gouverneur, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $140,771 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 11.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.9% |
| Cap Rate | 5.8% |
| 5-Year IRR | 12.2% |
📈 Home Appreciation
| 1-Year | +11.4% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (5.8%). 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 13642
Population: 9,018
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 13642
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
What investment strategy works best in Gouverneur, NY?
Most investors in Gouverneur, NY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the rental occupancy rate in Gouverneur, NY?
Gouverneur, NY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are landlord laws favorable in Gouverneur, NY?
Gouverneur, NY operates under NY law, which is tenant-protective overall for landlords. Expect reliable treatment in typical lease and eviction cases.
Is Gouverneur, NY good for house hacking?
The house hack math a challenging in Gouverneur, NY. Owner-occupant buyers benefit from the $1,044/mo rents and $141K home values.
What kind of tenants rent in Gouverneur, NY?
Gouverneur, NY offers a stable renter base at the $1,044/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 13642 now. You don’t know where it ranks.
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How 13642 ranks in Ogdensburg-Massena, NY
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