Real Estate Investing in Harpersfield, New York (13786)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13786 (Harpersfield, 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: 35.0% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.1% 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 Harpersfield, NY (13786)?
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Market Analysis: 13786 Harpersfield
Investors eyeing 13786 need to respect the fundamentals at play. Home values of $254K come alongside slower price movement and elevated management overhead.
For an experienced owner, 13786 can be a a strong candidate for hunting ground — but the discount at $254K reflects genuine risk that outside investors often underestimate.
ZIP 13786'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.
Demographically, 13786 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
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 Harpersfield:
Market Trends
Home Value History (with trend line)
📊 How Does 13786 Compare?
| Metric | 13786 | Harpersfield | New York |
|---|---|---|---|
| Home Value | $253,568 | $253,568 | $505,608 |
| 5-Year CAGR | 6.6% | 6.6% | 6.6% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13786 (Harpersfield, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $253,568 |
| Monthly Rent | $918 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +7.9% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (2.8%). 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 13786
Population: 440
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
Frequently Asked Questions
Is the tenant base reliable in Harpersfield, NY?
The tenant pool in Harpersfield, NY is solid, supported by local employment and population fundamentals. Rents of $918/mo are well-absorbed by the market.
How strict are landlord regulations in Harpersfield, NY?
Landlord-friendliness in Harpersfield, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Do landlords face vacancy issues in Harpersfield, NY?
Vacancy risk in Harpersfield, NY is elevated. That supports stable cash flow for typical rental holds.
What real estate strategy is ideal for Harpersfield, NY?
Most investors in Harpersfield, NY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the median home value in Harpersfield, NY?
Homes in Harpersfield, NY typically sell near $254K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
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