Is Watertown, NY a good place to invest in rental property?

Watertown, NY has a median modeled monthly cash flow of $-39 and a median cap rate of 6.0%, on a median sold price of $219,000. Prices changed +10.7% year over year.

What is the average cap rate in Watertown, NY?

The median cap rate across recently sold homes in Watertown, NY is 6.0%, based on CashFlowRE's rent and expense modeling.

What is the median home price in Watertown, NY?

The median sold price in Watertown, NY is $219,000 (about $135 per square foot).

Investing in Watertown, NY Real Estate

A data-driven snapshot of the Watertown, NY rental-property market, built from recently sold homes and CashFlowRE's per-listing investment modeling — median price, cap rate, monthly cash flow, appreciation and inventory — so you can judge the market before you ever open a listing.

$219,000Median sold price

$135Median $/sqft

6.0%Median cap rate

$-39Modeled cash flow / mo

+10.7%Appreciation YoY

15.8Months of supply

500Active listings

379Sold (last 12 mo)

What the Watertown numbers say

In Watertown, NY, the median home sold for $219,000 (about $135 per square foot), and the typical deal models out to a 6.0% cap rate with a median $-39 of monthly cash flow. Sold prices moved +10.7% over the past year. Inventory sits at about 15.8 months of supply — a looser, buyer-friendly market. These are medians across recorded sales; individual properties vary widely, which is exactly what CashFlowRE scores listing by listing.

🔨 See 10 fix-and-flip deals in Watertown — listings where the estimated after-repair value beats list price + rehab.

Other New York markets to compare

See Watertown cash-flowing listings

CashFlowRE ranks every for-sale home in Watertown, NY by cap rate, cash-on-cash return, DSCR and monthly cash flow — so the best rental deals rise to the top. Create a free account to screen Watertown deals, or browse the national market data.