Real Estate Investing in Grahamsville, New York (12740)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12740 (Grahamsville, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 29.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Grahamsville, NY (12740)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12740 Grahamsville
The 12740 ZIP covers a section of Grahamsville that demands careful diligence. Prices near $299K look accessible, but the work to make a deal cash flow is real.
The 12740 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Grahamsville have seen price recovery that 12740 has not matched. Sullivan County data supports the view that the spread is structural rather than temporary.
A impressive renter share of 24% in 12740 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 12740 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 Grahamsville:
Property Strategy for 12740
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $243,238 | $1,620 | 4.8% | +8.4% | $121,619 |
| 3BR | $307,846 | $2,060 | 4.8% | +9.1% | $102,615 |
| 4BR | $363,447 | $2,220 | 4.4% | +9.2% | $90,862 |
Market Trends
Home Value History (with trend line)
📊 How Does 12740 Compare?
| Metric | 12740 | Grahamsville | Kingston, NY | New York |
|---|---|---|---|---|
| Home Value | $299,377 | $299,377 | N/A | $505,608 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 6.6% |
| Avg Rent | $1,458 | $1,458 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 12740 (Grahamsville, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 12740 (Grahamsville, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $299,377 |
| Monthly Rent | $1,458 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (3.8%). 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 12740
Population: 1,683
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 12740
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Grahamsville, NY a friendly market for rental owners?
For rental operators, Grahamsville, NY rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Is it easy to find good tenants in Grahamsville, NY?
The renter base in Grahamsville, NY is reasonable for the $1,458/mo price point. Screening well and pricing to market typically yields consistent tenants.
What is the typical rental rate in Grahamsville, NY?
Investors in Grahamsville, NY typically see rents near $1,458/mo per month against $299K home values - a solid setup for rental cash flow.
How does Grahamsville, NY rate as a rental market?
Grahamsville, NY rates 3.0/5 for investability. With median values at $299K and rents near $1,458/mo, the market offers reasonable fundamentals for rental investors.
What is the average home sale price in Grahamsville, NY?
Expect median prices around $299K in Grahamsville, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
You know 12740 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12740 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 12740 ranks in Kingston, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 12740 (Grahamsville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 12740 (Grahamsville, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.