Real Estate Investing in Russell, New York (13684)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13684 (Russell, 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: 36.7% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 23.7% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Russell, NY (13684)?
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Market Analysis: 13684 Russell
On the rental side, ZIP 13684 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $136K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 13684 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 13684 sits on the difficult end of the NY spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 13684 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 13684 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Russell:
Property Strategy for 13684
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $126,406 | $1,020 | 5.8% | +7.3% | $63,203 |
| 3BR | $148,065 | $1,220 | 5.9% | +7.0% | $49,355 |
Market Trends
Home Value History (with trend line)
📊 How Does 13684 Compare?
| Metric | 13684 | Russell | Ogdensburg-Massena, NY | New York |
|---|---|---|---|---|
| Home Value | $136,069 | $136,069 | N/A | $505,608 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 6.6% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 5.3% | 5.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13684 (Russell, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $136,069 |
| Monthly Rent | $918 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.3% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +12.2% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (5.3%). 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 13684
Population: 1,105
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
Frequently Asked Questions
Are there empty rentals in Russell, NY?
Occupancy in Russell, NY runs even-keeled with elevated vacancy. Well-priced units at $918/mo lease on reasonable timelines.
Are tenants stable in Russell, NY?
Tenant quality in Russell, NY ranks as solid. Landlords generally report steady occupancy at market rents of $918/mo.
What is the smart move for investors in Russell, NY?
For Russell, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are landlord laws favorable in Russell, NY?
The landlord environment in Russell, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What kind of market is Russell, NY for investors?
Russell, NY posts an investability rating of 3.0/5, with median home values near $136K and average rents around $918/mo. That combination puts it in the significant tier for investor interest.
You know 13684 now. You don’t know where it ranks.
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How 13684 ranks in Ogdensburg-Massena, NY
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