Investment metrics, interactive calculators, and data-driven analysis for Watertown rental properties.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Pre-filled with Watertown medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Watertown.
Watertown, 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 $215,000 paired with median rents of $1,290/mo produces an estimated cap rate of 4.24%.
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 4.9x, homes cost about 4.9 times the local median income of $43,975. This moderate ratio indicates a balanced rent-vs-buy market. 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: Watertown presents moderate opportunities. Cap rates near 4.24% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.