Real Estate Investing in Gloversville, New York (12078)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12078 (Gloversville, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.9% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Gloversville, NY (12078)?
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Market Analysis: 12078 Gloversville
The 12078 ZIP covers a section of Gloversville that demands careful diligence. Prices near $185K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $185K asset, 12078 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within NY, ZIP 12078 trails on several market indicators that neighboring Fulton County submarkets outperform. The gap is real and robust enough to shape underwriting.
Resident income in 12078 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 12078 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Gloversville:
Property Strategy for 12078
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $114,485 | $840 | 5.3% | +7.5% | $114,485 |
| 2BR | $149,790 | $1,100 | 5.3% | +9.7% | $74,895 |
| 3BR | $176,709 | $1,320 | 5.4% | +9.2% | $58,903 |
| 4BR | $197,530 | $1,490 | 5.4% | +9.4% | $49,382 |
| 5BR | $226,165 | — | — | +10.1% | $45,233 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 12078 Compare?
| Metric | 12078 | Gloversville | Gloversville, NY | New York |
|---|---|---|---|---|
| Home Value | $184,872 | $184,872 | N/A | $505,608 |
| 5-Year CAGR | 7.2% | 7.2% | N/A | 6.6% |
| Avg Rent | $1,025 | $1,025 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12078 (Gloversville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $184,872 |
| Monthly Rent | $1,025 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 11.5% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +7.6% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 12078
Population: 23,087
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 12078
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 544 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do landlords face vacancy issues in Gloversville, NY?
Gloversville, NY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How strong is tenant demand in Gloversville, NY?
The tenant pool in Gloversville, NY is solid, supported by local employment and population fundamentals. Rents of $1,025/mo are well-absorbed by the market.
Are eviction rules reasonable in Gloversville, NY?
Rental owners in Gloversville, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What are rental rates like in Gloversville, NY?
Rents in Gloversville, NY run near $1,025/mo. Compared with median home prices of $185K that produces solid gross yields for typical rentals.
What are home prices like in Gloversville, NY?
Homes in Gloversville, NY typically sell near $185K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
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How 12078 ranks in Gloversville, NY
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