Real Estate Investing in Phoenicia, New York (12464)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12464 (Phoenicia, 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: 42.2% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 39.4% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Phoenicia, NY (12464)?
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Market Analysis: 12464 Phoenicia
ZIP 12464 in Phoenicia, NY carries a notable set of headwinds. Home values near $413K and rents of $1,512/mo sit inside a market where underwriting has to be tight.
The investment case in 12464 is significant only for operators who understand what they are buying. A $413K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within NY, ZIP 12464 trails on several market indicators that neighboring Ulster County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Employment concentration in 12464 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 12464 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 Phoenicia:
Property Strategy for 12464
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $351,518 | $1,680 | 3.4% | +8.3% | $175,759 |
| 3BR | $443,128 | $2,130 | 3.5% | +8.3% | $147,709 |
Market Trends
Home Value History (with trend line)
📊 How Does 12464 Compare?
| Metric | 12464 | Phoenicia | Kingston, NY | New York |
|---|---|---|---|---|
| Home Value | $412,519 | $412,519 | N/A | $505,608 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 6.6% |
| Avg Rent | $1,512 | $1,512 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 12464 (Phoenicia, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $412,519 |
| Monthly Rent | $1,512 |
| Price-to-Rent | 22.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (2.9%). 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 12464
Population: 1,071
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 12464
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.
Frequently Asked Questions
What do landlords charge for rent in Phoenicia, NY?
The typical rental in Phoenicia, NY commands about $1,512/mo monthly. That rent profile even-keeled cash flow against the $413K purchase basis.
How much should I expect to pay for a home in Phoenicia, NY?
Phoenicia, NY median home values land near $413K. That is reasonable territory for investors looking at $1,512/mo-per-month rentals.
How quickly do rentals get leased in Phoenicia, NY?
Phoenicia, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
What is the best play in Phoenicia, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Phoenicia, NY. The numbers - $413K homes against $1,512/mo rents - support that play.
Is Phoenicia, NY a smart market for rental property?
Yes - Phoenicia, NY a 3.0/5 investability score. With $413K home prices against $1,512/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 12464 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12464 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 12464 ranks in Kingston, NY
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