Real Estate Investing in Wurtsboro, New York (12785)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12785 (Wurtsboro, 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: 21.2% 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 Wurtsboro, NY (12785)?
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Market Analysis: 12785 Wurtsboro
The 12785 ZIP covers a section of Wurtsboro that demands careful diligence. Prices near $344K look accessible, but the work to make a deal cash flow is real.
The investment case in 12785 is sturdy only for operators who understand what they are buying. A $344K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 12785'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.
Demographically, 12785 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Wurtsboro's stable or hybrid ZIPs before stepping into 12785. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Wurtsboro:
Market Trends
Home Value History (with trend line)
📊 How Does 12785 Compare?
| Metric | 12785 | Wurtsboro | Poughkeepsie-Newburgh-Middletown, NY | New York |
|---|---|---|---|---|
| Home Value | $343,956 | $319,300 | N/A | $505,608 |
| 5-Year CAGR | 6.1% | 6.6% | N/A | 6.6% |
| Avg Rent | $1,548 | $1,749 | N/A | - |
| Cap Rate | 3.5% | 4.3% | - | - |
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 12785 (Wurtsboro, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $343,956 |
| Monthly Rent | $1,548 |
| Price-to-Rent | 18.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (3.5%). 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 12785
Population: 968
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
🎓 Schools in 12785
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
N A HAMILTON BICENTENNIAL SCHOOL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,348 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Wurtsboro, NY?
In Wurtsboro, NY the median home value sits at $344K. Against the broader NY market, that reads as reasonable for most investors.
How strong is tenant demand in Wurtsboro, NY?
The tenant pool in Wurtsboro, NY is solid, supported by local employment and population fundamentals. Rents of $1,548/mo are well-absorbed by the market.
Is house hacking profitable in Wurtsboro, NY?
The a challenging house-hack environment in Wurtsboro, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Wurtsboro, NY better for rentals, flips, or BRRRR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Wurtsboro, NY. The numbers - $344K homes against $1,548/mo rents - support that play.
Is rental property easy to operate in Wurtsboro, NY?
NY ranks as a tenant-protective state for landlord-tenant law. Wurtsboro generally follows the statewide framework, so landlords face reasonable operating rules.
You know 12785 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12785 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 12785 ranks in Poughkeepsie-Newburgh-Middletown, NY
Every ZIP in this metro, ranked. Free.
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