Real Estate Investing in Acra, New York (12405)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12405 (Acra, 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: 54.7% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Acra, NY (12405)?
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Market Analysis: 12405 Acra
This part of Greene County is not an easy win. The 12405 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 12405 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 12405 sits on the difficult end of the NY spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 12405 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Acra's stable or hybrid ZIPs before stepping into 12405. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Acra:
Market Trends
Home Value History (with trend line)
📊 How Does 12405 Compare?
| Metric | 12405 | Acra | New York |
|---|---|---|---|
| Home Value | $326,214 | $326,214 | $505,608 |
| 5-Year CAGR | 5.2% | 5.2% | 6.6% |
| Avg Rent | $1,233 | $1,233 | - |
| Cap Rate | 3.0% | 3.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12405 (Acra, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $326,214 |
| Monthly Rent | $1,233 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.0%). 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 12405
Population: 449
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
Frequently Asked Questions
What kind of market is Acra, NY for investors?
Acra, NY rates 3.0/5 for investability. With median values at $326K and rents near $1,233/mo, the market offers reasonable fundamentals for rental investors.
How quickly do rentals get leased in Acra, NY?
Vacancy in Acra, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,233/mo.
Are tenants stable in Acra, NY?
The tenant pool in Acra, NY is solid, supported by local employment and population fundamentals. Rents of $1,233/mo are well-absorbed by the market.
Is Acra, NY a friendly market for rental owners?
Rental owners in Acra, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What is the average monthly rent in Acra, NY?
Investors in Acra, NY typically see rents near $1,233/mo per month against $326K home values - a solid setup for rental cash flow.
You know 12405 now. You don’t know where it ranks.
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