Real Estate Investing in Andes, New York (13731)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13731 (Andes, NY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 57.2% 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 Andes, NY (13731)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 13731 Andes
ZIP 13731 in Andes, NY carries a sturdy set of headwinds. Home values near $387K and rents of $1,458/mo sit inside a market where underwriting has to be tight.
In practical terms, the numbers look inviting — $387K purchase price, 0.0% nominal cap — the work to hit that pro forma in 13731 is substantial and deserves full respect.
Regionally, 13731 sits on the difficult end of the NY spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 13731 includes headwinds that any investor should price in. Income distribution skews lower than Andes averages, and tenant stability requires active management.
Strategically, 13731 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 Andes:
Property Strategy for 13731
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $313,504 | $1,620 | 3.7% | +9.4% | $156,752 |
| 3BR | $383,647 | $2,060 | 3.9% | +9.3% | $127,882 |
| 4BR | $476,221 | $2,220 | 3.4% | +10.2% | $119,055 |
Market Trends
Home Value History (with trend line)
📊 How Does 13731 Compare?
| Metric | 13731 | Andes | New York |
|---|---|---|---|
| Home Value | $386,529 | $386,529 | $505,608 |
| 5-Year CAGR | 6.4% | 6.4% | 6.6% |
| Avg Rent | $1,458 | $1,458 | - |
| Cap Rate | 2.9% | 2.9% | - |
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 13731 (Andes, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $386,529 |
| Monthly Rent | $1,458 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (2.9%). 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 13731
Population: 1,102
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 13731
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 tight is the rental market in Andes, NY?
Andes, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
How do experienced investors play Andes, NY?
For Andes, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Andes in NY worth investing in?
Andes, NY scores 3.0/5 for investability. Home values sit at $387K and rents near $1,458/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Andes, NY landlord-friendly?
The landlord environment in Andes, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How expensive is real estate in Andes, NY?
In Andes, NY the median home value sits at $387K. Against the broader NY market, that reads as reasonable for most investors.
You know 13731 now. You don’t know where it ranks.
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