Real Estate Investing in Hermon, New York (13652)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13652 (Hermon, NY)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 33.3% 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 Hermon, NY (13652)?
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Market Analysis: 13652 Hermon
Not every below-median market is a bargain. Hermon's 13652 ZIP reports signals that favor experienced operators who can absorb the risk $132K pricing implies.
The investment case in 13652 is impressive only for operators who understand what they are buying. A $132K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Meanwhile, 13652 offers a low basis, the region around Hermon has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 13652 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 13652 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 Hermon:
Property Strategy for 13652
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $127,082 | $1,120 | 6.3% | — | $63,541 |
| 3BR | $125,230 | $1,340 | 7.7% | +6.6% | $41,743 |
Market Trends
Home Value History (with trend line)
📊 How Does 13652 Compare?
| Metric | 13652 | Hermon | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $132,483 | $132,483 | N/A | $505,608 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 6.6% |
| Avg Rent | $1,008 | $1,008 | N/A | - |
| Cap Rate | 5.9% | 5.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13652 (Hermon, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $132,483 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 11.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.1% |
| Cap Rate | 5.9% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (5.9%). 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 13652
Population: 1,876
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 13652
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
Frequently Asked Questions
What are vacancy rates like in Hermon, NY?
Occupancy in Hermon, NY runs measured with elevated vacancy. Well-priced units at $1,008/mo lease on reasonable timelines.
Are homes affordable in Hermon, NY?
Median home price in Hermon, NY is near $132K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
What monthly rent should investors expect in Hermon, NY?
The typical rental in Hermon, NY commands about $1,008/mo monthly. That rent profile consistent cash flow against the $132K purchase basis.
How do experienced investors play Hermon, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Hermon, NY. With home values at $132K and rents near $1,008/mo, other strategies can work but produce reliable rather than outsized returns.
How strong is Hermon, NY for real estate investors?
The 3.0/5 investability rating in Hermon, NY reflects its $132K prices and $1,008/mo rents. Investors generally consider it a solid option within NY.
You know 13652 now. You don’t know where it ranks.
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How 13652 ranks in Ogdensburg-Massena, NY
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