Real Estate Investing in Windsor, New York (13865)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13865 (Windsor, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.4% of homes vacant — above national norms.
- 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 Windsor, NY (13865)?
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Market Analysis: 13865 Windsor
The 13865 ZIP in Windsor, NY is a local-operator market. Outside capital chasing a $194K entry has to pair deep knowledge with the discount.
For an experienced owner, 13865 can be a worth a close look for hunting ground — but the discount at $194K reflects genuine risk that outside investors often underestimate.
Regionally, 13865 sits on the difficult end of the NY spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 13865 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 13865 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Windsor:
Property Strategy for 13865
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $148,414 | $1,070 | 5.2% | +10.0% | $74,207 |
| 3BR | $187,609 | $1,380 | 5.3% | +8.0% | $62,536 |
| 4BR | $229,626 | $1,580 | 5.0% | +8.1% | $57,407 |
Market Trends
Home Value History (with trend line)
📊 How Does 13865 Compare?
| Metric | 13865 | Windsor | Binghamton, NY | New York |
|---|---|---|---|---|
| Home Value | $193,661 | $193,661 | N/A | $505,608 |
| 5-Year CAGR | 7.0% | 7.0% | N/A | 6.6% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13865 (Windsor, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $193,661 |
| Monthly Rent | $963 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +11.5% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.9%). 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 13865
Population: 5,823
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 13865
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.
Frequently Asked Questions
How strong is Windsor, NY for real estate investors?
Investors tracking Windsor, NY will find a 3.0/5 rating supported by $194K median home values and $963/mo rents. That profile suits long-term holders targeting consistent returns.
How do experienced investors play Windsor, NY?
Windsor, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($194K prices, $963/mo rents) make it a reasonable choice.
How much rent can I charge in Windsor, NY?
Average rent in Windsor, NY is approximately $963/mo per month. Against $194K home values that yields a reasonable rent-to-price ratio.
What are vacancy rates like in Windsor, NY?
Windsor, NY carries elevated vacancy risk. Expect steady absorption at market rents of $963/mo.
Is house hacking profitable in Windsor, NY?
For house hackers, Windsor, NY is a challenging. The $963/mo rent on a unit helps defray the mortgage on a $194K property.
You know 13865 now. You don’t know where it ranks.
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How 13865 ranks in Binghamton, NY
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