Real Estate Investing in Glens Falls, New York (12801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12801 (Glens Falls, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Glens Falls, NY (12801)?
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Market Analysis: 12801 Glens Falls
Not every below-median market is a bargain. Glens Falls's 12801 ZIP sits at signals that favor experienced operators who can absorb the risk $275K pricing implies.
Rent of $1,462/mo on a $275K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 12801 sits below the stated 0.0% once reality is priced in.
In the broader NY picture, 12801 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 12801 includes headwinds that any investor should price in. Income distribution skews lower than Glens Falls averages, and tenant stability requires active management.
The right play in 12801 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Glens Falls:
Property Strategy for 12801
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $227,083 | $1,340 | 4.2% | +7.7% | $113,542 |
| 3BR | $257,612 | $1,730 | 4.8% | +7.6% | $85,871 |
| 4BR | $284,430 | $1,770 | 4.5% | +7.2% | $71,108 |
| 5BR | $338,417 | — | — | +7.5% | $67,683 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 12801 Compare?
| Metric | 12801 | Glens Falls | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $275,315 | $137,658 | N/A | $505,608 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 6.6% |
| Avg Rent | $1,462 | $1,462 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
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 12801 (Glens Falls, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $275,315 |
| Monthly Rent | $1,462 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | +15.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 12801
Population: 14,689
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 12801
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
HARRISON AVENUE ELEMENTARY SCHOOL
QUEENSBURY SENIOR HIGH SCHOOL
OLIVER W WINCH MIDDLE SCHOOL
QUEENSBURY MIDDLE SCHOOL
MOREAU ELEMENTARY 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
Frequently Asked Questions
What is the typical home price in Glens Falls, NY?
In Glens Falls, NY the median home value sits at $275K. Against the broader NY market, that reads as reasonable for most investors.
How should investors approach Glens Falls, NY?
In Glens Falls, NY the durable play is typically careful cash-flow rentals with hands-on management. The combination of $275K prices and $1,462/mo rents suits that approach.
Does Glens Falls, NY favor landlords or tenants?
Glens Falls, NY operates under NY law, which is tenant-protective overall for landlords. Expect reliable treatment in typical lease and eviction cases.
Can I house hack in Glens Falls, NY?
Glens Falls, NY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $275K price point reasonable to enter.
Are there empty rentals in Glens Falls, NY?
Vacancy in Glens Falls, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,462/mo.
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How 12801 ranks in Glens Falls, NY
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