Real Estate Investing in Nichols, New York (13812)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13812 (Nichols, 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: 9.2% 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 Nichols, NY (13812)?
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Market Analysis: 13812 Nichols
Stepping back, ZIP 13812 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $180K median. It rewards specialists, not generalists.
The 13812 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 13812 and stronger Nichols ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 13812 ZIP's population of 2,313 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
Strategy in 13812 is an operator game, not a passive one. In practical terms, entry prices of $180K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Nichols:
Property Strategy for 13812
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $141,079 | $1,280 | 6.5% | +6.2% | $70,539 |
| 3BR | $164,507 | $1,640 | 7.2% | +6.6% | $54,836 |
| 4BR | $192,920 | $1,880 | 7.0% | +7.4% | $48,230 |
Market Trends
Home Value History (with trend line)
📊 How Does 13812 Compare?
| Metric | 13812 | Nichols | Binghamton, NY | New York |
|---|---|---|---|---|
| Home Value | $179,927 | $179,927 | N/A | $505,608 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 6.6% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13812 (Nichols, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $179,927 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (5.0%). 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 13812
Population: 2,313
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 Nichols, NY a smart market for rental property?
Nichols, NY clocks in at an investability rating of 3.0/5, with median home values near $180K and average rents around $1,152/mo. That combination puts it in the sturdy tier for investor interest.
What investment strategy works best in Nichols, NY?
A careful cash-flow rentals with hands-on management strategy Nichols, NY best. The market produces measured results for that approach at the $180K price point.
Are rents high in Nichols, NY?
Rental rates in Nichols, NY average $1,152/mo. Tenant demand and $180K home values make the yield look reasonable by investor standards.
How deep is the rental pool in Nichols, NY?
Working renters make up the core of the Nichols, NY tenant base. The pool is reasonable for investors targeting long-term holds.
How landlord-friendly is Nichols, NY?
NY ranks as a tenant-protective state for landlord-tenant law. Nichols generally follows the statewide framework, so landlords face reasonable operating rules.
You know 13812 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13812 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 13812 ranks in Binghamton, NY
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Community Ratings
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