Real Estate Investing in Downsville, New York (13755)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13755 (Downsville, NY)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 44.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 21.9% poverty rate — can affect rent collection.
- Higher unemployment: 8.2% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Downsville, NY (13755)?
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Market Analysis: 13755 Downsville
Not every below-median market is a bargain. Downsville's 13755 ZIP clocks in at signals that favor experienced operators who can absorb the risk $185K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13755 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 13755 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Looking more closely, 737 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
leans 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 Downsville:
Market Trends
Home Value History (with trend line)
📊 How Does 13755 Compare?
| Metric | 13755 | Downsville | New York |
|---|---|---|---|
| Home Value | $184,571 | $184,571 | $505,608 |
| 5-Year CAGR | N/A | N/A | 6.6% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13755 (Downsville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $184,571 |
| Monthly Rent | $873 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 2.9% |
📈 Home Appreciation
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 13755
Population: 737
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 13755
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
How do landlord-tenant laws work in Downsville, NY?
The landlord environment in Downsville, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Is the tenant base reliable in Downsville, NY?
Tenant quality in Downsville, NY ranks as solid. Landlords generally report steady occupancy at market rents of $873/mo.
What is the typical home price in Downsville, NY?
The median home value in Downsville, NY is roughly $185K. That puts it reasonable relative to the NY statewide average.
Which investment style suits Downsville, NY?
In Downsville, NY the durable play is typically careful cash-flow rentals with hands-on management. The combination of $185K prices and $873/mo rents suits that approach.
What do rentals go for in Downsville, NY?
Downsville, NY rentals go for roughly $873/mo a month. That puts gross yield in solid territory relative to $185K acquisition costs.
You know 13755 now. You don’t know where it ranks.
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