Real Estate Investing in Theresa, New York (13691)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13691 (Theresa, 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: 33.8% 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 Theresa, NY (13691)?
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Market Analysis: 13691 Theresa
Not every below-median market is a bargain. Theresa's 13691 ZIP records signals that favor experienced operators who can absorb the risk $217K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13691 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 13691'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.
The 13691 ZIP's population of 3,172 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Theresa:
Property Strategy for 13691
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $175,583 | $1,160 | 4.8% | +7.3% | $87,791 |
| 3BR | $219,928 | $1,570 | 5.1% | +6.8% | $73,309 |
| 4BR | $242,288 | $1,920 | 5.7% | +5.8% | $60,572 |
Market Trends
Home Value History (with trend line)
📊 How Does 13691 Compare?
| Metric | 13691 | Theresa | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $216,963 | $216,963 | N/A | $505,608 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 6.6% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13691 (Theresa, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $216,963 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 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 (3.8%). 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 13691
Population: 3,172
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 13691
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 monthly rent should investors expect in Theresa, NY?
Rents in Theresa, NY run near $1,044/mo. Compared with median home prices of $217K that produces solid gross yields for typical rentals.
Are tenants stable in Theresa, NY?
Expect a solid tenant pool in Theresa, NY. The rental market absorbs $1,044/mo rents without meaningful friction.
Where do home prices stand in Theresa, NY?
Typical homes in Theresa, NY go for around $217K. The 5-year CAGR of 0.0% measured price movement.
Is Theresa, NY a smart market for rental property?
Theresa, NY registers an investability rating of 3.0/5, with median home values near $217K and average rents around $1,044/mo. That combination puts it in the significant tier for investor interest.
How landlord-friendly is Theresa, NY?
NY law tenant-protective for landlords, and Theresa inherits those rules. Investors should still review local ordinances for rental licensing.
You know 13691 now. You don’t know where it ranks.
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How 13691 ranks in Watertown-Fort Drum, NY
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