Real Estate Investing in Harris, New York (12742)
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Should you buy in 12742 (Harris, 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: 34.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Harris, NY (12742)?
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Market Analysis: 12742 Harris
The 12742 ZIP in Harris, NY is a local-operator market. Outside capital chasing a $319K entry has to pair deep knowledge with the discount.
The investment case in 12742 is significant only for operators who understand what they are buying. A $319K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 12742's metrics run below Sullivan County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 12742 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. sturdy returns are possible in 12742, 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 Harris:
Market Trends
Home Value History (with trend line)
📊 How Does 12742 Compare?
| Metric | 12742 | Harris | New York |
|---|---|---|---|
| Home Value | $319,076 | $319,076 | $505,608 |
| 5-Year CAGR | 10.1% | 10.1% | 6.6% |
| Avg Rent | $1,161 | $1,161 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12742 (Harris, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $319,076 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 22.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 12.9% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +8.1% ▲ |
| 5-Year CAGR | +10.1% ▲ |
| 10-Year CAGR | +10.1% ▲ |
🏠 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 (2.8%). 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 12742
Population: 132
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How does Harris, NY stack up for property investment?
Our data puts Harris, NY at 3.0/5 for investability. Home prices of $319K and rents around $1,161/mo create a solid backdrop for investor activity.
Which investment style suits Harris, NY?
The best-fit strategy in Harris, NY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are renters plentiful in Harris, NY?
Tenant quality in Harris, NY ranks as solid. Landlords generally report measured occupancy at market rents of $1,161/mo.
Does house hacking make sense in Harris, NY?
Harris, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,161/mo rent level.
How tight is the rental market in Harris, NY?
Expect elevated vacancy in Harris, NY. Rents at $1,161/mo are absorbed by the tenant base without meaningful lag.
You know 12742 now. You don’t know where it ranks.
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