Real Estate Investing in North Branch, New York (12766)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12766 (North Branch, 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: 42.7% 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 26.6 — 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 North Branch, NY (12766)?
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Market Analysis: 12766 North Branch
Not every below-median market is a bargain. North Branch's 12766 ZIP records signals that favor experienced operators who can absorb the risk $373K pricing implies.
For an experienced owner, 12766 can be a a viable market for hunting ground — but the discount at $373K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in North Branch have seen price recovery that 12766 has not matched. Sullivan County data supports the view that the spread is structural rather than temporary.
Resident income in 12766 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 12766 is an operator game, not a passive one. In practical terms, entry prices of $373K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in North Branch:
Market Trends
Home Value History (with trend line)
📊 How Does 12766 Compare?
| Metric | 12766 | North Branch | New York |
|---|---|---|---|
| Home Value | $373,055 | $373,055 | $505,608 |
| 5-Year CAGR | 6.3% | 6.3% | 6.6% |
| Avg Rent | $1,170 | $1,170 | - |
| Cap Rate | 2.5% | 2.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12766 (North Branch, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $373,055 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 26.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (2.5%). 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 12766
Population: 524
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
Is North Branch, NY better for rentals, flips, or BRRRR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in North Branch, NY. The numbers - $373K homes against $1,170/mo rents - support that play.
How high is vacancy risk in North Branch, NY?
North Branch, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
What is the average monthly rent in North Branch, NY?
Investors in North Branch, NY typically see rents near $1,170/mo per month against $373K home values - a solid setup for rental cash flow.
Is North Branch, NY a friendly market for rental owners?
Rental owners in North Branch, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
How strong is the working-renter base in North Branch, NY?
Tenant quality in North Branch, NY ranks as solid. Landlords generally report even-keeled occupancy at market rents of $1,170/mo.
You know 12766 now. You don’t know where it ranks.
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