Real Estate Investing in Hancock, New York (13783)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13783 (Hancock, 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: 46.4% 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 Hancock, NY (13783)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 13783 Hancock
ZIP 13783 inside Delaware County looks affordable on the surface — median value of $194K — but the discount exists for reasons that a careful buyer should understand before committing.
The 13783 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 13783's metrics run below Delaware County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A impressive renter share of 24% in 13783 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Hancock's stable or hybrid ZIPs before stepping into 13783. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Hancock:
Market Trends
Home Value History (with trend line)
📊 How Does 13783 Compare?
| Metric | 13783 | Hancock | New York |
|---|---|---|---|
| Home Value | $193,794 | $193,794 | $505,608 |
| 5-Year CAGR | 5.6% | 5.6% | 6.6% |
| Avg Rent | $1,089 | $1,089 | - |
| 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 13783 (Hancock, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $193,794 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 13783
Population: 2,200
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 13783
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 investment strategy works best in Hancock, NY?
Hancock, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($194K prices, $1,089/mo rents) make it a reasonable choice.
Is it easy to find good tenants in Hancock, NY?
Expect a solid tenant pool in Hancock, NY. The rental market absorbs $1,089/mo rents without meaningful friction.
Does Hancock, NY favor landlords or tenants?
The landlord environment in Hancock, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How strong is Hancock, NY for real estate investors?
With a 3.0/5 investability score, Hancock, NY ranks as a solid market for rental property investors. Median prices of $194K and rents of $1,089/mo drive the underlying numbers.
How do home values compare in Hancock, NY?
Typical homes in Hancock, NY go for around $194K. The 5-year CAGR of 0.0% predictable price movement.
You know 13783 now. You don’t know where it ranks.
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