Real Estate Investing in Lisbon, New York (13658)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13658 (Lisbon, 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.
- Elevated vacancy: 8.6% vacancy may signal weakening demand.
- 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 Lisbon, NY (13658)?
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Market Analysis: 13658 Lisbon
This part of Saint Lawrence County is not an easy win. The 13658 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 13658 can be a a strong candidate for hunting ground — but the discount at $174K reflects genuine risk that outside investors often underestimate.
Within NY, ZIP 13658 trails on several market indicators that neighboring Saint Lawrence County submarkets outperform. The gap is real and robust enough to shape underwriting.
Who lives in 13658 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. robust returns are possible in 13658, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Lisbon:
Property Strategy for 13658
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $155,164 | $1,150 | 5.3% | +6.0% | $77,582 |
| 3BR | $170,250 | $1,380 | 5.8% | +6.5% | $56,750 |
| 4BR | $173,234 | $1,520 | 6.3% | +4.3% | $43,308 |
Market Trends
Home Value History (with trend line)
📊 How Does 13658 Compare?
| Metric | 13658 | Lisbon | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $174,072 | $174,072 | N/A | $505,608 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 6.6% |
| Avg Rent | $1,035 | $1,035 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
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 13658 (Lisbon, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $174,072 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (4.6%). 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 13658
Population: 2,028
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 13658
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
How high is vacancy risk in Lisbon, NY?
Vacancy in Lisbon, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,035/mo.
How much do tenants pay in Lisbon, NY?
Investors in Lisbon, NY typically see rents near $1,035/mo per month against $174K home values - a solid setup for rental cash flow.
What is it like being a landlord in Lisbon, NY?
Landlord-friendliness in Lisbon, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does house hacking make sense in Lisbon, NY?
The a challenging house-hack environment in Lisbon, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How does Lisbon, NY stack up for property investment?
With a 3.0/5 investability score, Lisbon, NY ranks as a solid market for rental property investors. Median prices of $174K and rents of $1,035/mo drive the underlying numbers.
You know 13658 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13658 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 13658 ranks in Ogdensburg-Massena, NY
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Community Ratings
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