Real Estate Investing in Willet, New York (13863)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13863 (Willet, 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.
- High vacancy: 40.7% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.3% 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 Willet, NY (13863)?
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Market Analysis: 13863 Willet
Not every below-median market is a bargain. Willet's 13863 ZIP shows signals that favor experienced operators who can absorb the risk $154K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 13863 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 13863 sits on the difficult end of the NY spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The 13863 ZIP's population of 430 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
seems 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 Willet:
Market Trends
Home Value History (with trend line)
📊 How Does 13863 Compare?
| Metric | 13863 | Willet | Cortland, NY | New York |
|---|---|---|---|---|
| Home Value | $153,930 | $153,930 | N/A | $505,608 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 6.6% |
| Avg Rent | $1,125 | $1,125 | N/A | - |
| Cap Rate | 5.7% | 5.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13863 (Willet, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $153,930 |
| Monthly Rent | $1,125 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 12.3% |
📈 Home Appreciation
| 1-Year | +15.5% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (5.7%). 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 13863
Population: 430
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
How strict are landlord regulations in Willet, NY?
Willet, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How strong is tenant demand in Willet, NY?
The tenant pool in Willet, NY is solid, supported by local employment and population fundamentals. Rents of $1,125/mo are well-absorbed by the market.
What approach is best for Willet, NY real estate?
Willet, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($154K prices, $1,125/mo rents) make it a reasonable choice.
Does Willet, NY make sense for an investment property?
Willet, NY comes in at an investability rating of 3.0/5, with median home values near $154K and average rents around $1,125/mo. That combination puts it in the significant tier for investor interest.
How much should I expect to pay for a home in Willet, NY?
Willet, NY median home values land near $154K. That is reasonable territory for investors looking at $1,125/mo-per-month rentals.
You know 13863 now. You don’t know where it ranks.
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How 13863 ranks in Cortland, NY
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