Real Estate Investing in Hagaman, New York (12086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12086 (Hagaman, 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: 25.7% of homes vacant — above national norms.
- 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 Hagaman, NY (12086)?
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Market Analysis: 12086 Hagaman
From an investor standpoint, ZIP 12086 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $280K median. It rewards specialists, not generalists.
Meanwhile, the numbers look inviting — $280K purchase price, 0.0% nominal cap — the work to hit that pro forma in 12086 is substantial and deserves full respect.
Statewide comparisons place 12086 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 12086 ZIP's population of 1,644 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Strategy in 12086 is an operator game, not a passive one. On balance, entry prices of $280K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Hagaman:
Property Strategy for 12086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $219,100 | $1,340 | 4.4% | +8.5% | $109,550 |
| 3BR | $263,047 | $1,620 | 4.4% | +7.4% | $87,682 |
| 4BR | $309,162 | $1,780 | 4.1% | +7.7% | $77,291 |
Market Trends
Home Value History (with trend line)
📊 How Does 12086 Compare?
| Metric | 12086 | Hagaman | Gloversville, NY | New York |
|---|---|---|---|---|
| Home Value | $280,394 | $280,394 | N/A | $505,608 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.6% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 12086 (Hagaman, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,394 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.4%). 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 12086
Population: 1,644
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
🎓 Nearby Colleges & Universities
Investor Insight: With 2,043 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do rentals go for in Hagaman, NY?
Rents in Hagaman, NY run near $1,206/mo. Compared with median home prices of $280K that produces solid gross yields for typical rentals.
How much should I expect to pay for a home in Hagaman, NY?
Hagaman, NY home values average about $280K. That price point suits investors targeting rentals with $1,206/mo in monthly income.
Are there empty rentals in Hagaman, NY?
Hagaman, NY carries elevated vacancy risk. Expect consistent absorption at market rents of $1,206/mo.
What is the smart move for investors in Hagaman, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Hagaman, NY. With home values at $280K and rents near $1,206/mo, other strategies can work but produce steady rather than outsized returns.
Does Hagaman, NY make sense for an investment property?
Hagaman, NY records an investability rating of 3.0/5, with median home values near $280K and average rents around $1,206/mo. That combination puts it in the significant tier for investor interest.
You know 12086 now. You don’t know where it ranks.
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How 12086 ranks in Gloversville, NY
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