Real Estate Investing in Fremont Center, New York (12736)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12736 (Fremont Center, 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: 46.2% 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 27.2 — 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 Fremont Center, NY (12736)?
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Market Analysis: 12736 Fremont Center
ZIP 12736 in Fremont Center, NY carries a substantial set of headwinds. Home values near $381K and rents of $1,170/mo sit inside a market where underwriting has to be tight.
The investment case in 12736 is impressive only for operators who understand what they are buying. A $381K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
From an investor standpoint, 12736 offers a low basis, the region around Fremont Center has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 12736 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 12736 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 Fremont Center:
Property Strategy for 12736
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $295,250 | $1,300 | 3.2% | +14.4% | $147,625 |
| 3BR | $389,813 | $1,810 | 3.3% | +13.2% | $129,938 |
Market Trends
Home Value History (with trend line)
📊 How Does 12736 Compare?
| Metric | 12736 | Fremont Center | New York |
|---|---|---|---|
| Home Value | $381,436 | $381,436 | $505,608 |
| 5-Year CAGR | 7.8% | 7.8% | 6.6% |
| Avg Rent | $1,170 | $1,170 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12736 (Fremont Center, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $381,436 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | +9.9% ▲ |
🏠 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 (2.4%). 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 12736
Population: 149
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 monthly rent should investors expect in Fremont Center, NY?
Average rent in Fremont Center, NY is approximately $1,170/mo per month. Against $381K home values that yields a reasonable rent-to-price ratio.
Do rentals sit vacant long in Fremont Center, NY?
Rental vacancy in Fremont Center, NY is elevated. Investors should budget normal turnover but not chronic empty units.
What approach is best for Fremont Center, NY real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Fremont Center, NY. The numbers - $381K homes against $1,170/mo rents - support that play.
What is the tenant pool like in Fremont Center, NY?
The tenant pool in Fremont Center, NY is solid, supported by local employment and population fundamentals. Rents of $1,170/mo are well-absorbed by the market.
Is rental property easy to operate in Fremont Center, NY?
Landlord-friendliness in Fremont Center, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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