Real Estate Investing in Watervliet, New York (12189)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12189 (Watervliet, 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.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Watervliet, NY (12189)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12189 Watervliet
Not every below-median market is a bargain. Watervliet's 12189 ZIP records signals that favor experienced operators who can absorb the risk $320K pricing implies.
For an experienced owner, 12189 can be a a strong candidate for hunting ground — but the discount at $320K reflects genuine risk that outside investors often underestimate.
ZIP 12189'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.
Put differently, 18,205 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 12189 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Watervliet:
Property Strategy for 12189
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $261,734 | $1,500 | 4.1% | +7.6% | $130,867 |
| 3BR | $278,025 | $1,800 | 4.7% | +7.0% | $92,675 |
| 4BR | $497,016 | $1,990 | 2.9% | +7.4% | $124,254 |
| 5BR | $465,125 | — | — | +6.4% | $93,025 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 12189 Compare?
| Metric | 12189 | Watervliet | Albany-Schenectady-Troy, NY | New York |
|---|---|---|---|---|
| Home Value | $320,462 | $320,462 | N/A | $505,608 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.6% |
| Avg Rent | $1,476 | $1,476 | 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 12189 (Watervliet, NY). Anonymous, moderated, never written by AI.
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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 | $320,462 |
| Monthly Rent | $1,476 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | +2.6% ▲ |
| 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 12189
Population: 18,205
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 12189
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
HEATLY 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 1,010 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does Watervliet, NY make sense for an investment property?
Watervliet, NY scores 3.0/5 for investability. Home values sit at $320K and rents near $1,476/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the average monthly rent in Watervliet, NY?
Watervliet, NY rentals go for roughly $1,476/mo a month. That puts gross yield in solid territory relative to $320K acquisition costs.
Is vacancy a concern in Watervliet, NY?
Watervliet, NY carries elevated vacancy risk. Expect reliable absorption at market rents of $1,476/mo.
How expensive is real estate in Watervliet, NY?
Watervliet, NY home values average about $320K. That price point suits investors targeting rentals with $1,476/mo in monthly income.
What is the smart move for investors in Watervliet, NY?
For Watervliet, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 12189 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12189 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 12189 ranks in Albany-Schenectady-Troy, NY
Every ZIP in this metro, ranked. Free.
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