Updated 2026 · Based on median market data for Watertown, NY
The median monthly rent in Watertown, NY is $1,290, translating to $15,480 in annual gross rental income per unit. The rent-to-price ratio is 0.60% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in Watertown spend approximately 35% of the local median household income ($43,975) on rent. This exceeds the standard 30% affordability threshold, suggesting rent growth may face resistance — but it also means a large portion of the population finds buying even more out of reach, supporting rental demand.
The vacancy rate in Watertown is 6.3%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Population growth of 0% annually means demand is flat to declining — focus on properties in the strongest neighborhoods.
Watertown's GRM (price divided by annual rent) is 13.9x. A GRM between 12-16x is moderate and typical of balanced markets. Deals can work but you need to keep expenses controlled. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $1,290/mo, a single-family rental in Watertown generates approximately $15,480 in gross annual income. After accounting for 6.3% vacancy ($975 lost), property taxes of $3,677, insurance (~$860), and maintenance (~$860), the estimated NOI is $9,108 per year, or $759/mo.
Watertown vs New York state average and national average across key investment metrics. Watertown outperforms both benchmarks on cap rate.