Real Estate Investing in La Fargeville, New York (13656)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13656 (La Fargeville, 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: 12.0% 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 La Fargeville, NY (13656)?
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Market Analysis: 13656 La Fargeville
Not every below-median market is a bargain. La Fargeville's 13656 ZIP sits at signals that favor experienced operators who can absorb the risk $209K pricing implies.
For an experienced owner, 13656 can be a a credible choice for hunting ground — but the discount at $209K reflects genuine risk that outside investors often underestimate.
Within NY, ZIP 13656 trails on several market indicators that neighboring Jefferson County submarkets outperform. The gap is real and notable enough to shape underwriting.
In practical terms, 2,945 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 13656 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 La Fargeville:
Property Strategy for 13656
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $155,326 | $1,160 | 5.4% | +7.4% | $77,663 |
| 3BR | $202,791 | $1,570 | 5.6% | +5.4% | $67,597 |
| 4BR | $207,746 | $1,930 | 6.7% | +6.5% | $51,936 |
Market Trends
Home Value History (with trend line)
📊 How Does 13656 Compare?
| Metric | 13656 | La Fargeville | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $208,934 | $208,934 | N/A | $505,608 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 6.6% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 13656 (La Fargeville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $208,934 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +8.3% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (3.9%). 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 13656
Population: 2,945
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 13656
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
Investor Insight: With 630 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in La Fargeville, NY?
Homes in La Fargeville, NY typically sell near $209K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
How qualified is the tenant pool in La Fargeville, NY?
The renter base in La Fargeville, NY is reasonable for the $1,044/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Is La Fargeville, NY a smart market for rental property?
La Fargeville, NY scores 3.0/5 for investability. Home values sit at $209K and rents near $1,044/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do landlords face vacancy issues in La Fargeville, NY?
Vacancy risk in La Fargeville, NY is elevated. That supports consistent cash flow for typical rental holds.
What strategy should investors use in La Fargeville, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in La Fargeville, NY. The numbers - $209K homes against $1,044/mo rents - support that play.
You know 13656 now. You don’t know where it ranks.
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How 13656 ranks in Watertown-Fort Drum, NY
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