Real Estate Investing in Harrisville, New York (13648)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13648 (Harrisville, 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: 50.5% 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 Harrisville, NY (13648)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 13648 Harrisville
ZIP 13648 in Harrisville, NY carries a durable set of headwinds. Home values near $156K and rents of $1,026/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 13648 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Harrisville have seen price recovery that 13648 has not matched. Lewis County data supports the view that the spread is structural rather than temporary.
A durable renter share of 18% in 13648 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 13648 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Harrisville:
Property Strategy for 13648
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $159,289 | $1,140 | 5.2% | +7.8% | $79,645 |
| 3BR | $160,256 | $1,480 | 6.6% | +7.0% | $53,419 |
| 4BR | $160,653 | $1,690 | 7.6% | +7.5% | $40,163 |
Market Trends
Home Value History (with trend line)
📊 How Does 13648 Compare?
| Metric | 13648 | Harrisville | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $155,570 | $155,570 | N/A | $505,608 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 6.6% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 5.1% | 5.1% | - | - |
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 13648 (Harrisville, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 13648 (Harrisville, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $155,570 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 12.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (5.1%). 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 13648
Population: 2,236
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 13648
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
How strong are rents in Harrisville, NY?
Expect rents around $1,026/mo per month in Harrisville, NY. With home values at $156K, the yield math works out to reasonable levels for rental investors.
What investment strategy works best in Harrisville, NY?
A careful cash-flow rentals with hands-on management strategy Harrisville, NY best. The market produces even-keeled results for that approach at the $156K price point.
How quickly do rentals get leased in Harrisville, NY?
Vacancy in Harrisville, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,026/mo.
How do landlord-tenant laws work in Harrisville, NY?
The landlord environment in Harrisville, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What is the median home value in Harrisville, NY?
Harrisville, NY home values average about $156K. That price point suits investors targeting rentals with $1,026/mo in monthly income.
You know 13648 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13648 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 13648 ranks in Ogdensburg-Massena, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 13648 (Harrisville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 13648 (Harrisville, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.