Real Estate Investing in Middleburgh, New York (12122)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12122 (Middleburgh, 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: 28.0% 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 Middleburgh, NY (12122)?
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Market Analysis: 12122 Middleburgh
The 12122 ZIP in Middleburgh, NY is a local-operator market. Outside capital chasing a $240K entry has to pair deep knowledge with the discount.
Rent of $1,206/mo on a $240K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 12122 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Middleburgh have seen price recovery that 12122 has not matched. Schoharie County data supports the view that the spread is structural rather than temporary.
A robust renter share of 26% in 12122 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. impressive returns are possible in 12122, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Middleburgh:
Property Strategy for 12122
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $195,328 | $1,340 | 4.9% | +9.0% | $97,664 |
| 3BR | $242,194 | $1,620 | 4.8% | +8.1% | $80,731 |
| 4BR | $263,778 | $1,780 | 4.9% | +8.5% | $65,944 |
| 5BR | $325,094 | — | — | +9.1% | $65,019 |
Market Trends
Home Value History (with trend line)
📊 How Does 12122 Compare?
| Metric | 12122 | Middleburgh | Albany-Schenectady-Troy, NY | New York |
|---|---|---|---|---|
| Home Value | $240,387 | $240,387 | N/A | $505,608 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.6% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 12122 (Middleburgh, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $240,387 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +8.4% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (3.9%). 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 12122
Population: 3,555
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 12122
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 rents currently stand in Middleburgh, NY?
Average rent in Middleburgh, NY is approximately $1,206/mo per month. Against $240K home values that yields a reasonable rent-to-price ratio.
Is the tenant base reliable in Middleburgh, NY?
The tenant pool in Middleburgh, NY is solid, supported by local employment and population fundamentals. Rents of $1,206/mo are well-absorbed by the market.
How strong is Middleburgh, NY for real estate investors?
With a 3.0/5 investability score, Middleburgh, NY ranks as a solid market for rental property investors. Median prices of $240K and rents of $1,206/mo drive the underlying numbers.
Do rentals sit vacant long in Middleburgh, NY?
Middleburgh, NY carries elevated vacancy risk. Expect stable absorption at market rents of $1,206/mo.
Is housing expensive in Middleburgh, NY?
The median home value in Middleburgh, NY is roughly $240K. That puts it reasonable relative to the NY statewide average.
You know 12122 now. You don’t know where it ranks.
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How 12122 ranks in Albany-Schenectady-Troy, NY
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