Real Estate Investing in Neversink, New York (12765)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12765 (Neversink, 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: 12.3% 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 Neversink, NY (12765)?
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Market Analysis: 12765 Neversink
ZIP 12765 inside Sullivan County looks affordable on the surface — median value of $303K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,062/mo on a $303K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 12765 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 12765 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 12765 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Neversink's stable or hybrid ZIPs before stepping into 12765. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Neversink:
Property Strategy for 12765
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $207,317 | $1,180 | 4.1% | +11.7% | $103,658 |
| 3BR | $298,339 | $1,640 | 4.0% | +10.0% | $99,446 |
Market Trends
Home Value History (with trend line)
📊 How Does 12765 Compare?
| Metric | 12765 | Neversink | New York |
|---|---|---|---|
| Home Value | $303,171 | $303,171 | $505,608 |
| 5-Year CAGR | 6.7% | 6.7% | 6.6% |
| Avg Rent | $1,062 | $1,062 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 12765 (Neversink, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $303,171 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 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 (2.7%). 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 12765
Population: 653
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
Are rents high in Neversink, NY?
Rent in Neversink, NY is around $1,062/mo. The resulting rent-to-value relationship with $303K pricing is reasonable for most investor models.
How qualified is the tenant pool in Neversink, NY?
The renter base in Neversink, NY is reasonable for the $1,062/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What is the typical vacancy rate in Neversink, NY?
Vacancy in Neversink, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,062/mo.
How much does a house cost in Neversink, NY?
Typical homes in Neversink, NY go for around $303K. The 5-year CAGR of 0.0% predictable price movement.
Which investment style suits Neversink, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Neversink, NY. The numbers - $303K homes against $1,062/mo rents - support that play.
You know 12765 now. You don’t know where it ranks.
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