Real Estate Investing in Roxbury, New York (12474)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12474 (Roxbury, 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: 55.9% 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 30.5 — 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 Roxbury, NY (12474)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12474 Roxbury
ZIP 12474 in Roxbury, NY carries a impressive set of headwinds. Home values near $320K and rents of $873/mo sit inside a market where underwriting has to be tight.
Stepping back, the numbers look inviting — $320K purchase price, 0.0% nominal cap — the work to hit that pro forma in 12474 is substantial and deserves full respect.
In the broader NY picture, 12474 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 12474 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 12474 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Roxbury:
Property Strategy for 12474
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $278,096 | $970 | 2.5% | +11.3% | $139,048 |
| 3BR | $313,603 | $1,350 | 3.1% | +11.5% | $104,534 |
| 4BR | $391,243 | $1,400 | 2.6% | +11.9% | $97,811 |
Market Trends
Home Value History (with trend line)
📊 How Does 12474 Compare?
| Metric | 12474 | Roxbury | New York |
|---|---|---|---|
| Home Value | $319,526 | $319,526 | $505,608 |
| 5-Year CAGR | 7.1% | 7.1% | 6.6% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.1% | 2.1% | - |
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 12474 (Roxbury, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 12474 (Roxbury, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $319,526 |
| Monthly Rent | $873 |
| Price-to-Rent | 30.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (2.1%). 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 12474
Population: 891
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 12474
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
Where do home prices stand in Roxbury, NY?
Roxbury, NY home values average about $320K. That price point suits investors targeting rentals with $873/mo in monthly income.
What kind of tenants rent in Roxbury, NY?
Roxbury, NY offers a stable renter base at the $873/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Roxbury in NY worth investing in?
Our data puts Roxbury, NY at 3.0/5 for investability. Home prices of $320K and rents around $873/mo create a solid backdrop for investor activity.
How strong are rents in Roxbury, NY?
Investors in Roxbury, NY typically see rents near $873/mo per month against $320K home values - a solid setup for rental cash flow.
How do landlord-tenant laws work in Roxbury, NY?
NY law tenant-protective for landlords, and Roxbury inherits those rules. Investors should still review local ordinances for rental licensing.
You know 12474 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12474 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.
AI Market Advisor
Ask questions about investing in 12474 (Roxbury)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 12474 (Roxbury, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.