Real Estate Investing in Waterford, New York (12188)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12188 (Waterford, 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.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Waterford, NY (12188)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12188 Waterford
The 12188 ZIP in Waterford, NY is a local-operator market. Outside capital chasing a $393K entry has to pair deep knowledge with the discount.
The 12188 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 12188 and stronger Waterford ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 12188 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 12188 is an operator game, not a passive one. Meanwhile, entry prices of $393K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Waterford:
Property Strategy for 12188
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $307,472 | $1,630 | 3.8% | +7.0% | $153,736 |
| 3BR | $360,839 | $1,950 | 3.9% | +6.3% | $120,280 |
| 4BR | $459,347 | $2,160 | 3.4% | +6.9% | $114,837 |
| 5BR | $467,257 | — | — | +7.0% | $93,451 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 12188 Compare?
| Metric | 12188 | Waterford | Albany-Schenectady-Troy, NY | New York |
|---|---|---|---|---|
| Home Value | $392,560 | $392,560 | N/A | $505,608 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 6.6% |
| Avg Rent | $1,800 | $1,800 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 12188 (Waterford, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 12188 (Waterford, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $392,560 |
| Monthly Rent | $1,800 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (3.6%). 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 12188
Population: 11,414
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 12188
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
COHOES HIGH SCHOOL
COHOES MIDDLE SCHOOL
ABRAM LANSING SCHOOL
BOGHT HILLS SCHOOL
HARMONY HILL SCHOOL
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 1,128 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Waterford, NY?
Expect median prices around $393K in Waterford, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is it easy to find good tenants in Waterford, NY?
Tenant demand in Waterford, NY is solid. The local workforce $1,800/mo rents across most rental classes.
What does house hacking look like in Waterford, NY?
The a challenging house-hack environment in Waterford, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are there empty rentals in Waterford, NY?
Vacancy in Waterford, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,800/mo.
Is Waterford, NY good for landlords?
Waterford, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
You know 12188 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12188 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 12188 ranks in Albany-Schenectady-Troy, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 12188 (Waterford)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 12188 (Waterford, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.