Real Estate Investing in Mayfield, New York (12117)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12117 (Mayfield, NY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 29.7% 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 Mayfield, NY (12117)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12117 Mayfield
ZIP 12117 inside Fulton County looks affordable on the surface — median value of $292K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 12117 is significant only for operators who understand what they are buying. A $292K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 12117 and stronger Mayfield ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 12117 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 12117 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Mayfield:
Property Strategy for 12117
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $223,546 | $1,110 | 3.6% | +8.1% | $111,773 |
| 3BR | $285,872 | $1,330 | 3.3% | +8.1% | $95,291 |
| 4BR | $347,964 | $1,500 | 3.1% | +9.6% | $86,991 |
Market Trends
Home Value History (with trend line)
📊 How Does 12117 Compare?
| Metric | 12117 | Mayfield | Gloversville, NY | New York |
|---|---|---|---|---|
| Home Value | $291,715 | $291,715 | N/A | $505,608 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.6% |
| Avg Rent | $999 | $999 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 12117 (Mayfield, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $291,715 |
| Monthly Rent | $999 |
| Price-to-Rent | 24.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (2.7%). 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 12117
Population: 2,841
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 12117
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
How strong is the working-renter base in Mayfield, NY?
Mayfield, NY offers a consistent renter base at the $999/mo rent level. Tenant turnover is reasonable for well-managed properties.
What approach is best for Mayfield, NY real estate?
Mayfield, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($292K prices, $999/mo rents) make it a reasonable choice.
What is the median home value in Mayfield, NY?
Mayfield, NY median home values land near $292K. That is reasonable territory for investors looking at $999/mo-per-month rentals.
What is the rental occupancy rate in Mayfield, NY?
Rental vacancy in Mayfield, NY is elevated. Investors should budget normal turnover but not chronic empty units.
Is Mayfield, NY good for house hacking?
Mayfield, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $999/mo rent level.
You know 12117 now. You don’t know where it ranks.
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How 12117 ranks in Gloversville, NY
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