Real Estate Investing in Guilford, New York (13780)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13780 (Guilford, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 33.2% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Guilford, NY (13780)?
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Market Analysis: 13780 Guilford
Stepping back, ZIP 13780 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $168K median. It rewards specialists, not generalists.
In practical terms, the numbers look inviting — $168K purchase price, 0.0% nominal cap — the work to hit that pro forma in 13780 is substantial and deserves full respect.
In the broader NY picture, 13780 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 13780 includes headwinds that any investor should price in. Income distribution skews lower than Guilford averages, and tenant stability requires active management.
Strategy in 13780 is an operator game, not a passive one. Meanwhile, entry prices of $168K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Guilford:
Market Trends
Home Value History (with trend line)
📊 How Does 13780 Compare?
| Metric | 13780 | Guilford | New York |
|---|---|---|---|
| Home Value | $167,586 | $167,586 | $505,608 |
| 5-Year CAGR | 3.8% | 3.8% | 6.6% |
| Avg Rent | $954 | $954 | - |
| Cap Rate | 4.4% | 4.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13780 (Guilford, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $167,586 |
| Monthly Rent | $954 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (4.4%). 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 13780
Population: 842
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 13780
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
What is the rental occupancy rate in Guilford, NY?
Expect elevated vacancy in Guilford, NY. Rents at $954/mo are absorbed by the tenant base without meaningful lag.
What do landlords charge for rent in Guilford, NY?
The typical rental in Guilford, NY commands about $954/mo monthly. That rent profile consistent cash flow against the $168K purchase basis.
How much does a house cost in Guilford, NY?
The median home value in Guilford, NY is roughly $168K. That puts it reasonable relative to the NY statewide average.
How landlord-friendly is Guilford, NY?
NY law tenant-protective for landlords, and Guilford inherits those rules. Investors should still review local ordinances for rental licensing.
Which investment style suits Guilford, NY?
In Guilford, NY the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $168K prices and $954/mo rents suits that approach.
You know 13780 now. You don’t know where it ranks.
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