Real Estate Investing in Guilderland, New York (12084)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12084 (Guilderland, NY)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Guilderland, NY (12084)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12084 Guilderland
This part of Albany County is not an easy win. The 12084 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 12084 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 12084's metrics run below Albany County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 12084 ZIP's population of 5,054 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
New investors are better served looking at Guilderland's stable or hybrid ZIPs before stepping into 12084. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Guilderland:
Property Strategy for 12084
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $397,419 | $2,520 | 4.6% | +7.4% | $132,473 |
| 4BR | $547,766 | $2,780 | 3.7% | +8.3% | $136,942 |
| 5BR | $589,875 | — | — | +8.4% | $117,975 |
Market Trends
Home Value History (with trend line)
📊 How Does 12084 Compare?
| Metric | 12084 | Guilderland | Albany-Schenectady-Troy, NY | New York |
|---|---|---|---|---|
| Home Value | $513,049 | $513,049 | N/A | $505,608 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 6.6% |
| Avg Rent | $1,890 | $1,890 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 12084 (Guilderland, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 12084 (Guilderland, NY)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Albany County
Manage rentals here? List your business →CYC Realty is an association and property management company serving Upstate New York. summary from their website
AllyPropertyManagement.com is a domain name available for sale. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $513,049 |
| Monthly Rent | $1,890 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (2.9%). 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 12084
Population: 5,054
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 12084
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
Frequently Asked Questions
Where do home prices stand in Guilderland, NY?
Guilderland, NY median home values land near $513K. That is reasonable territory for investors looking at $1,890/mo-per-month rentals.
What is the typical renter like in Guilderland, NY?
Guilderland, NY offers a reliable renter base at the $1,890/mo rent level. Tenant turnover is reasonable for well-managed properties.
How does Guilderland, NY rate as a rental market?
Guilderland, NY rates 3.0/5 for investability. With median values at $513K and rents near $1,890/mo, the market offers reasonable fundamentals for rental investors.
What is it like being a landlord in Guilderland, NY?
NY ranks as a tenant-protective state for landlord-tenant law. Guilderland generally follows the statewide framework, so landlords face reasonable operating rules.
What kind of vacancy should I budget for in Guilderland, NY?
Guilderland, NY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 12084 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12084 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 12084 ranks in Albany-Schenectady-Troy, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 12084 (Guilderland)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 12084 (Guilderland, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.