Real Estate Investing in Harford, New York (13784)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13784 (Harford, NY)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 20.5% poverty rate — can affect rent collection.
• 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 Harford, NY (13784)?
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Market Analysis: 13784 Harford
Not every below-median market is a bargain. Harford's 13784 ZIP comes in at signals that favor experienced operators who can absorb the risk $172K pricing implies.
The investment case in 13784 is substantial only for operators who understand what they are buying. A $172K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 13784's metrics run below Cortland County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 33% in 13784 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
appears to 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 Harford:
Market Trends
Home Value History (with trend line)
📊 How Does 13784 Compare?
| Metric | 13784 | Harford | Cortland, NY | New York |
|---|---|---|---|---|
| Home Value | $172,388 | $172,388 | N/A | $505,608 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 6.6% |
| Avg Rent | $1,350 | $1,350 | N/A | - |
| Cap Rate | 6.1% | 6.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13784 (Harford, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,388 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 10.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.4% |
| Cap Rate | 6.1% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +20.0% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (6.1%). 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 13784
Population: 383
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,184 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Harford, NY?
Median home price in Harford, NY is near $172K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
What is the renter demographic in Harford, NY?
Tenant demand in Harford, NY is solid. The local workforce $1,350/mo rents across most rental classes.
Does Harford, NY favor landlords or tenants?
For rental operators, Harford, NY rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What type of investing works in Harford, NY?
In Harford, NY the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $172K prices and $1,350/mo rents suits that approach.
How strong is Harford, NY for real estate investors?
Our data puts Harford, NY at 3.0/5 for investability. Home prices of $172K and rents around $1,350/mo create a solid backdrop for investor activity.
You know 13784 now. You don’t know where it ranks.
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How 13784 ranks in Cortland, NY
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