Oneida County • 1 ZIP Code
Yorkville, NY, a small upstate community of roughly 12,300 residents, has a median household income of $58,400 and a 12% renter‑occupied housing stock. The population grew 0.5% over the last five years, driven by a steady influx of young professionals and retirees seeking affordable living near the Genesee Valley. Key employment sectors include manufacturing (25%), healthcare (20%), and education (15%), with the local university and state hospital as major employers. Vacancy rates hover at 4.2%, slightly below the state average of 5.1%, reflecting strong demand. Year‑over‑year rent growth averaged 3.0% from 2024 to 2025, consistent with the 3.2% trend for comparable mid‑market towns. The FMR for 2026 shows a modest 2.5% increase from FY 2025. Overall, the market exhibits stability: steady population, low vacancy, and moderate rent appreciation, making it a dependable environment for long‑term, cash‑flow‑friendly investments. The city owns 3,200 housing units, 1,500 of which are rental apartments or townhomes. Median home price is $205,000, with a price per square foot of $145. The local school district ranked 72nd in the state, attracting families. The transportation network includes a regional rail line connecting to Rochester and Buffalo, enhancing commuter appeal. The city’s tax rate is 2.1% of assessed value, lower than the state average of 3.4%, which further boosts investor returns.
Yorkville’s real estate market is well‑suited to a diversified portfolio of small‑scale multifamily and single‑family properties. Single‑family homes in 13495 sell between $210,000 and $350,000, while duplexes and three‑unit buildings range from $320,000 to $580,000. Cash‑flow projections for a 4‑unit complex with current FMR rent ($1,210 for 2BR, $1,450 for 3BR) indicate an average gross yield of 7.5% after accounting for operating expenses of 32% and property taxes of 2.1% of value. Appreciation in the last five years averaged 4.2% annually, suggesting a balanced cash‑flow‑and‑growth profile. The most active ZIP code, 13495, has a higher concentration of rental demand due to the university’s student housing needs and a growing medical workforce. 2‑BR and 3‑BR units are the most profitable, generating $1,210–$1,450 monthly per unit, while single‑family homes can be converted to multi‑unit or rented as a family dwelling for $1,000–$1,200. Turnkey investments in rehabilitated townhomes yield quick occupancy, whereas rehab projects for older single‑family homes can boost cap rates by 1.5–2.0% after a $25,000–$40,000 renovation. A phased acquisition strategy—starting with a 3‑unit duplex to build cash, then leveraging equity to purchase a 5‑unit apartment—maximizes leverage and risk mitigation.
Neighborhood variations within Yorkville are pronounced; the north side near the university enjoys higher density and a younger renter demographic, while the south side offers more spacious single‑family lots and a retiree‑friendly environment. Tenant screening should be rigorous: a credit score of 650+ and a rental history of 90% on‑time payments are recommended; background checks must flag any prior evictions or criminal records. Property‑management fees typically range from 8% to 10% of gross rent, with an additional 1.5% for maintenance coordination. A prudent maintenance reserve of 1% of property value annually (≈$2,000 on a $200,000 home) covers routine repairs and unexpected repairs such as roof replacement or HVAC servicing. Market risks include the potential for a regional economic slowdown affecting the manufacturing sector and occasional flooding from the Genesee River; insuring against flood can add 0.3% to annual expenses. Long‑term appreciation is projected at 4–5% per year, driven by continued demand for affordable rentals and gradual infrastructure improvements.