Real Estate Investing in Mannsville, New York (13661)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13661 (Mannsville, 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: 39.6% 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 Mannsville, NY (13661)?
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Market Analysis: 13661 Mannsville
This part of Jefferson County is not an easy win. The 13661 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 13661 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 13661's metrics run below Jefferson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 13661 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. solid returns are possible in 13661, 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 Mannsville:
Property Strategy for 13661
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $190,568 | $1,190 | 4.5% | +8.0% | $95,284 |
| 3BR | $222,296 | $1,570 | 5.1% | +6.6% | $74,099 |
| 4BR | $230,863 | $1,920 | 6.0% | +5.9% | $57,716 |
Market Trends
Home Value History (with trend line)
📊 How Does 13661 Compare?
| Metric | 13661 | Mannsville | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $228,181 | $228,181 | N/A | $505,608 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 6.6% |
| Avg Rent | $1,071 | $1,071 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 13661 (Mannsville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $228,181 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (3.7%). 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 13661
Population: 2,043
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 13661
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.
Frequently Asked Questions
What is the typical vacancy rate in Mannsville, NY?
Expect elevated vacancy in Mannsville, NY. Rents at $1,071/mo are absorbed by the tenant base without meaningful lag.
What is the average home sale price in Mannsville, NY?
Mannsville, NY median home values land near $228K. That is reasonable territory for investors looking at $1,071/mo-per-month rentals.
What do landlords charge for rent in Mannsville, NY?
Investors in Mannsville, NY typically see rents near $1,071/mo per month against $228K home values - a solid setup for rental cash flow.
What is it like being a landlord in Mannsville, NY?
Landlord-friendliness in Mannsville, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What kind of market is Mannsville, NY for investors?
Mannsville, NY rates 3.0/5 for investability. With median values at $228K and rents near $1,071/mo, the market offers reasonable fundamentals for rental investors.
You know 13661 now. You don’t know where it ranks.
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