Real Estate Investing in Henderson, New York (13650)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13650 (Henderson, 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: 61.6% 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 Henderson, NY (13650)?
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Market Analysis: 13650 Henderson
Not every below-median market is a bargain. Henderson's 13650 ZIP records signals that favor experienced operators who can absorb the risk $280K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 13650 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within NY, ZIP 13650 trails on several market indicators that neighboring Jefferson County submarkets outperform. The gap is real and substantial enough to shape underwriting.
The 13650 ZIP's population of 1,268 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 13650 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 Henderson:
Property Strategy for 13650
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $266,881 | $1,160 | 3.1% | +9.4% | $133,441 |
| 3BR | $284,937 | $1,570 | 4.0% | +8.4% | $94,979 |
| 4BR | $308,307 | $1,920 | 4.5% | +5.5% | $77,077 |
Market Trends
Home Value History (with trend line)
📊 How Does 13650 Compare?
| Metric | 13650 | Henderson | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $280,358 | $280,358 | N/A | $505,608 |
| 5-Year CAGR | 7.7% | 7.7% | N/A | 6.6% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13650 (Henderson, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,358 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +8.3% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (2.9%). 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 13650
Population: 1,268
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
Do landlords face vacancy issues in Henderson, NY?
Rental vacancy in Henderson, NY is elevated. Investors should budget normal turnover but not chronic empty units.
How landlord-friendly is Henderson, NY?
The landlord environment in Henderson, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Should investors consider Henderson, NY?
With a 3.0/5 investability score, Henderson, NY ranks as a solid market for rental property investors. Median prices of $280K and rents of $1,044/mo drive the underlying numbers.
Is Henderson, NY better for rentals, flips, or BRRRR?
For Henderson, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How much do tenants pay in Henderson, NY?
Expect rents around $1,044/mo per month in Henderson, NY. With home values at $280K, the yield math works out to reasonable levels for rental investors.
You know 13650 now. You don’t know where it ranks.
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How 13650 ranks in Watertown-Fort Drum, NY
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