Real Estate Investing in Bearsville, New York (12409)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12409 (Bearsville, 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: 26.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 34.3 — hard to cash-flow at these prices.
• 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 Bearsville, NY (12409)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12409 Bearsville
ZIP 12409 in Bearsville, NY carries a impressive set of headwinds. Home values near $752K and rents of $1,827/mo sit inside a market where underwriting has to be tight.
Looking more closely, the numbers look inviting — $752K purchase price, 0.0% nominal cap — the work to hit that pro forma in 12409 is substantial and deserves full respect.
Statewide comparisons place 12409 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 12409 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. impressive returns are possible in 12409, 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 Bearsville:
Property Strategy for 12409
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $604,407 | $2,030 | 2.4% | +9.0% | $302,204 |
| 3BR | $827,766 | $2,510 | 2.2% | +10.4% | $275,922 |
| 4BR | $973,567 | $2,690 | 2.0% | +8.6% | $243,392 |
Market Trends
Home Value History (with trend line)
📊 How Does 12409 Compare?
| Metric | 12409 | Bearsville | Kingston, NY | New York |
|---|---|---|---|---|
| Home Value | $751,528 | $751,528 | N/A | $505,608 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 6.6% |
| Avg Rent | $1,827 | $1,827 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
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 12409 (Bearsville, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 12409 (Bearsville, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $751,528 |
| Monthly Rent | $1,827 |
| Price-to-Rent | 34.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (1.9%). 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 12409
Population: 877
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 12409
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
WOODSTOCK ELEMENTARY 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 831 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which real estate strategy fits Bearsville, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Bearsville, NY. The numbers - $752K homes against $1,827/mo rents - support that play.
Does Bearsville, NY favor landlords or tenants?
Rental owners in Bearsville, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Is Bearsville, NY a good market for buy-and-hold investors?
Our data puts Bearsville, NY at 3.0/5 for investability. Home prices of $752K and rents around $1,827/mo create a solid backdrop for investor activity.
Can I live-in-and-rent in Bearsville, NY?
House hacking in Bearsville, NY is a challenging. With home values around $752K and rents at $1,827/mo, owner-occupants can offset a meaningful share of PITI.
Is the tenant base reliable in Bearsville, NY?
The renter base in Bearsville, NY is reasonable for the $1,827/mo price point. Screening well and pricing to market typically yields measured tenants.
You know 12409 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12409 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 12409 ranks in Kingston, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 12409 (Bearsville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 12409 (Bearsville, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.