Real Estate Investing in Marathon, New York (13803)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13803 (Marathon, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.7% vacancy may signal weakening demand.
- 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 Marathon, NY (13803)?
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Market Analysis: 13803 Marathon
This part of Cortland County is not an easy win. The 13803 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 13803 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
From a cash-flow lens, 13803 offers a low basis, the region around Marathon has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 13803 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. impressive returns are possible in 13803, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Marathon:
Property Strategy for 13803
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $154,088 | $1,140 | 5.3% | +6.5% | $77,044 |
| 3BR | $192,781 | $1,440 | 5.4% | +7.2% | $64,260 |
| 4BR | $218,176 | $1,890 | 6.2% | +7.5% | $54,544 |
Market Trends
Home Value History (with trend line)
📊 How Does 13803 Compare?
| Metric | 13803 | Marathon | Cortland, NY | New York |
|---|---|---|---|---|
| Home Value | $209,284 | $209,284 | N/A | $505,608 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.6% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13803 (Marathon, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $209,284 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +12.7% ▲ |
| 3-Year CAGR | +9.0% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.8%). 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 13803
Population: 3,936
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 13803
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
Investor Insight: With 1,184 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Marathon, NY?
Expect median prices around $209K in Marathon, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What is the smart move for investors in Marathon, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Marathon, NY. With home values at $209K and rents near $1,026/mo, other strategies can work but produce predictable rather than outsized returns.
What is the typical vacancy rate in Marathon, NY?
Expect elevated vacancy in Marathon, NY. Rents at $1,026/mo are absorbed by the tenant base without meaningful lag.
Are landlord laws favorable in Marathon, NY?
Marathon, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Are renters plentiful in Marathon, NY?
The tenant pool in Marathon, NY is solid, supported by local employment and population fundamentals. Rents of $1,026/mo are well-absorbed by the market.
You know 13803 now. You don’t know where it ranks.
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How 13803 ranks in Cortland, NY
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