Real Estate Investing in Heuvelton, New York (13654)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13654 (Heuvelton, 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: 25.6% 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 Heuvelton, NY (13654)?
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Market Analysis: 13654 Heuvelton
The 13654 ZIP in Heuvelton, NY is a local-operator market. Outside capital chasing a $157K entry has to pair deep knowledge with the discount.
The investment case in 13654 is robust only for operators who understand what they are buying. A $157K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within NY, ZIP 13654 trails on several market indicators that neighboring Saint Lawrence County submarkets outperform. The gap is real and significant enough to shape underwriting.
A significant renter share of 19% in 13654 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 13654 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Heuvelton:
Property Strategy for 13654
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $139,038 | $1,070 | 5.5% | +7.1% | $69,519 |
| 3BR | $149,355 | $1,280 | 6.2% | +7.1% | $49,785 |
| 4BR | $156,383 | $1,420 | 6.5% | +6.8% | $39,096 |
Market Trends
Home Value History (with trend line)
📊 How Does 13654 Compare?
| Metric | 13654 | Heuvelton | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $156,605 | $156,605 | N/A | $505,608 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 6.6% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13654 (Heuvelton, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $156,605 |
| Monthly Rent | $963 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (4.8%). 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 13654
Population: 2,370
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 13654
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 is the typical home price in Heuvelton, NY?
The median home value in Heuvelton, NY is roughly $157K. That puts it reasonable relative to the NY statewide average.
What is the tenant pool like in Heuvelton, NY?
Heuvelton, NY draws a steady base of working renters. Demand at the $963/mo rent level is reasonable for standard single-family and small multi rentals.
Should investors worry about vacancy in Heuvelton, NY?
Heuvelton, NY carries elevated vacancy risk. Expect predictable absorption at market rents of $963/mo.
Is Heuvelton, NY landlord-friendly?
Landlord-friendliness in Heuvelton, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the smart move for investors in Heuvelton, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Heuvelton, NY. With home values at $157K and rents near $963/mo, other strategies can work but produce even-keeled rather than outsized returns.
You know 13654 now. You don’t know where it ranks.
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How 13654 ranks in Ogdensburg-Massena, NY
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