Real Estate Investing in Treadwell, New York (13846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13846 (Treadwell, NY)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 14.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Lower household income: $30,086 median — tenant affordability is tighter.
• 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 Treadwell, NY (13846)?
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Market Analysis: 13846 Treadwell
The 13846 ZIP in Treadwell, NY is a local-operator market. Outside capital chasing a $262K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13846 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Treadwell have seen price recovery that 13846 has not matched. Delaware County data supports the view that the spread is structural rather than temporary.
Resident income in 13846 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
trends toward 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 Treadwell:
Market Trends
Home Value History (with trend line)
📊 How Does 13846 Compare?
| Metric | 13846 | Treadwell | New York |
|---|---|---|---|
| Home Value | $261,771 | $261,771 | $505,608 |
| 5-Year CAGR | N/A | N/A | 6.6% |
| Avg Rent | $990 | $990 | - |
| Cap Rate | 3.0% | 3.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13846 (Treadwell, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $261,771 |
| Monthly Rent | $990 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (3.0%). 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 13846
Population: 259
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
Frequently Asked Questions
How strong is Treadwell, NY for real estate investors?
Our data puts Treadwell, NY at 2.0/5 for investability. Home prices of $262K and rents around $990/mo create a solid backdrop for investor activity.
Where do rents currently stand in Treadwell, NY?
Rent in Treadwell, NY is around $990/mo. The resulting rent-to-value relationship with $262K pricing is reasonable for most investor models.
Is Treadwell, NY landlord-friendly?
Landlord-friendliness in Treadwell, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are tenants stable in Treadwell, NY?
Expect a solid tenant pool in Treadwell, NY. The rental market absorbs $990/mo rents without meaningful friction.
What are vacancy rates like in Treadwell, NY?
Treadwell, NY carries elevated vacancy risk. Expect measured absorption at market rents of $990/mo.
You know 13846 now. You don’t know where it ranks.
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