New York · Federal data hub

Watertown-Fort Drum, NY

0.117M people1 counties#11 of 13 in New York$64,978 median HHIUpdated April 10, 2026

Investor first look

The numbers that matter most

What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.

affordable

Price to income

2.79×

The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.

vs New York: 2.92×-0.13
vs U.S.: 3.43×-0.64

Benchmark

2.79×

▼

affordable

moderate

expensive

0×–3×

3×–5×

5×–7×

ACS median home value ÷ median HHI

moderate

Rent to income

25.9%

What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.

vs New York: 23.7%+2.2
vs U.S.: 23.3%+2.7

Benchmark

25.9%

▼

comfortable

moderate

burdened

15%–25%

25%–30%

30%–40%

(HUD FMR 2BR × 12) ÷ median HHI

solid

Cap rate proxy

6.05%

Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.

vs New York: 5.04%+1.02
vs U.S.: 4.35%+1.71

Benchmark

6.05%

▼

tight

deal-by-deal

solid

1%–3%

3%–5%

5%–7%

(FMR 2BR × 12 × 0.65) ÷ ACS median home value

shrinking

Net migration

-0.13%

Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.

vs New York: -0.11%-0.02
vs U.S.: 0.03%-0.16

Benchmark

-0.13%

▼

shrinking

steady

growing

-1%–-0.1%

-0.1%–+0.1%

+0.1%–+1%

IRS net migration ÷ population

normal

Permit pipeline

2.03

permits per 1,000 residents

Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.

vs New York: 2.37-0.35
vs U.S.: 3.52-1.50

Benchmark

2.03

▼

tight

moderate

strong

0–2

2–5

5–10

Census BPS permits TTM ÷ population × 1,000

softening

Unemployment

4.8%

Tighter unemployment means higher wages, more rental demand, lower vacancy.

vs New York: 3.9%+0.9
vs U.S.: 3.9%+0.9

Benchmark

4.8%

▼

healthy

normal

loose

2%–4%

4%–5.5%

5.5%–8%

BLS LAUS, latest month

Home values

Where prices are and where they've been

5-year price appreciation

+31.6%

homeValues.yearOverYear

-3.2%

Median home value

$181,000

Rents

The rent ladder

Bedroom	Monthly	Annual	% of median HHI
1 BR	$1,071	$12,852	19.8%
2 BR	$1,405	$16,860	25.9%
3 BR	$1,907	$22,884	35.2%

Jobs & income

Labor market direction

Unemployment

4.8%

Median household income

$64,978

Supply pipeline

What's being built

Total TTM

238

+32.2% YoY

Single-family

238

2–4 unit

5+ unit

Counties

All 1 counties, ranked by population

County	Population	Home value	Median HHI	Permits TTM	YoY
Jefferson County	117,445	$181,000	$64,978	238	+32.2%

Peer metros

Similar metros nationally

Metro	Pop	Med HHI	P/I	Cap proxy	HPI 5y	Permits/1k	Unemp
★Watertown	117,445	$64,978	2.79×	6.05%	+31.6%	2.03	4.8%
Twin Falls, ID	115,066	$66,473	—	—	+58.1%	—	3.3%
Williamsport, PA	114,022	$64,412	—	—	+42.4%	—	4.1%
Brunswick, GA	113,854	$64,819	—	—	+72.5%	—	2.8%
Owensboro, KY	121,147	$65,656	—	—	+44.8%	—	3.3%
San Angelo, TX	122,229	$66,037	—	—	+46.1%	—	2.9%

Migration

Where people are moving in from

Net migration

-155

-0.13% of population

Origin county	Tax returns
St. Lawrence County, NY	155
Lewis County, NY	152
Onondaga County, NY	123
Oswego County, NY	96
Honolulu County, HI	94
El Paso County, CO	77

Demographic backbone

Who lives in Watertown

Median age: 33
Bachelor's+: 25.7%
Owner-occupancy: 54.1%
Vacancy rate: 24.3%
Rent burdened (30%+): 42.7%
Median household income: $64,978

This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.