Ithaca, NY Cap Rate 4.00%
Ithaca is a mid-range market in the Northeast with a small but investable metro of 50,000. At a 4.00% estimated cap rate, this is a moderate market where rents of $1,970/mo lag behind home prices. With a median home price of $340,000 and the population has been declining, which investors should factor into long-term projections, Ithaca offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Market Data
2026 Market Update: Ithaca
Ithaca's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $340,000, the $1,970/mo rent produces only $1,135/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($68K at 7%) would result in approximately $-674/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
Property taxes consume 25% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Ithaca a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
Deal Modeling & Scenarios for Ithaca
All figures below are computed from Ithaca's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
Property Tax Bill in Real Dollars
At 1.71% effective rate on the $340,000 median price, the annual tax bill is $5,814 — that's very high (top 15% of US markets) (+61% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
5-Year Cap Rate Trajectory
If Ithaca continues appreciating at 2.1%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $340K | $1,970 | 4.0% |
| Year 1 | $347K | $2,029 | 4.0% |
| Year 2 | $354K | $2,090 | 4.1% |
| Year 3 | $362K | $2,153 | 4.1% |
| Year 4 | $369K | $2,217 | 4.1% |
| Year 5 | $377K | $2,284 | 4.2% |
Three Financing Scenarios
Same median-priced Ithaca property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $340K | $1,135 | $13,617 | 4.0% |
| 20% down conventional @ 7% | $78K | $-674 | $-8,089 | -10.3% |
| 25% down DSCR @ 8.5% | $99K | $-826 | $-9,915 | -10.1% |
Three Price Tiers: Below, At, and Above the Median
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $255K | $1,675 | $10,237 | 4.0% | $853 |
| At median | $340K | $1,970 | $11,194 | 3.3% | $933 |
| Above median (~125% price) | $425K | $2,266 | $12,161 | 2.9% | $1,013 |
Total Return Over a 5-Year Hold
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Ithaca's historical appreciation rate of 2.1%:
On a $68K down payment, that's a 25.3% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Risk Flags Specific to Ithaca
Automated checks against the underlying data — surface only the risks that actually apply to Ithaca, not generic boilerplate:
Cap Rate Calculator — Ithaca
Pre-filled with Ithaca medians. Adjust to match a specific property.
Cash-on-Cash Return — Ithaca
Factor in financing to see your actual return on invested capital in Ithaca.
Is Ithaca a Good Place to Invest in Rental Property?
Ithaca, NY has a population of 50,000 and has been growing at 0% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $340,000 paired with median rents of $1,970/mo produces an estimated cap rate of 4.00%.
Property taxes at 1.71% are notably high and represent a significant drag on cash flow — model this expense carefully, as it can make or break a deal. The vacancy rate of 6.3% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 7.7x, homes cost about 7.7 times the local median income of $43,975. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 2.1% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Ithaca presents moderate opportunities. Cap rates near 4.00% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.