Real Estate Investing in White Lake, New York (12786)
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Should you buy in 12786 (White Lake, 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: 68.7% 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 White Lake, NY (12786)?
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Market Analysis: 12786 White Lake
Not every below-median market is a bargain. White Lake's 12786 ZIP posts signals that favor experienced operators who can absorb the risk $305K pricing implies.
Rent of $1,215/mo on a $305K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 12786 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in White Lake have seen price recovery that 12786 has not matched. Sullivan County data supports the view that the spread is structural rather than temporary.
Meanwhile, 553 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 12786 is an operator game, not a passive one. Put differently, entry prices of $305K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in White Lake:
Market Trends
Home Value History (with trend line)
📊 How Does 12786 Compare?
| Metric | 12786 | White Lake | New York |
|---|---|---|---|
| Home Value | $305,419 | $305,419 | $505,608 |
| 5-Year CAGR | 9.4% | 9.4% | 6.6% |
| Avg Rent | $1,215 | $1,215 | - |
| Cap Rate | 3.1% | 3.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12786 (White Lake, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $305,419 |
| Monthly Rent | $1,215 |
| Price-to-Rent | 21.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 12.5% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +9.4% ▲ |
| 10-Year CAGR | +9.7% ▲ |
🏠 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 (3.1%). 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 12786
Population: 553
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 strong is White Lake, NY for real estate investors?
Investors tracking White Lake, NY will find a 3.0/5 rating supported by $305K median home values and $1,215/mo rents. That profile suits long-term holders targeting even-keeled returns.
What is the best play in White Lake, NY?
The best-fit strategy in White Lake, NY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What are home prices like in White Lake, NY?
Homes in White Lake, NY typically sell near $305K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
How do landlord-tenant laws work in White Lake, NY?
The landlord environment in White Lake, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Do landlords face vacancy issues in White Lake, NY?
Occupancy in White Lake, NY runs steady with elevated vacancy. Well-priced units at $1,215/mo lease on reasonable timelines.
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