Real Estate Investing in South Glens Falls, New York (12803)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12803 (South 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in South Glens Falls, NY (12803)?
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Market Analysis: 12803 South Glens Falls
The 12803 ZIP covers a section of South Glens Falls that demands careful diligence. Prices near $321K look accessible, but the work to make a deal cash flow is real.
Rent of $1,413/mo on a $321K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 12803 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 12803 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 12803 includes headwinds that any investor should price in. Income distribution skews lower than South Glens Falls averages, and tenant stability requires active management.
Strategy in 12803 is an operator game, not a passive one. Stepping back, entry prices of $321K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in South Glens Falls:
Property Strategy for 12803
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $249,215 | $1,570 | 4.5% | +6.7% | $124,607 |
| 3BR | $301,856 | $1,880 | 4.5% | +6.8% | $100,619 |
| 4BR | $329,418 | $2,080 | 4.5% | +6.9% | $82,355 |
Market Trends
Home Value History (with trend line)
📊 How Does 12803 Compare?
| Metric | 12803 | South Glens Falls | Albany-Schenectady-Troy, NY | New York |
|---|---|---|---|---|
| Home Value | $320,566 | $320,566 | N/A | $505,608 |
| 5-Year CAGR | 6.3% | 6.3% | N/A | 6.6% |
| Avg Rent | $1,413 | $1,413 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12803 (South Glens Falls, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $320,566 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +9.6% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (3.4%). 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 12803
Population: 8,915
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 12803
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
GLENS FALLS MIDDLE SCHOOL
BIG CROSS STREET SCHOOL
JACKSON HEIGHTS SCHOOL
GLENS FALLS SENIOR HIGH SCHOOL
ABRAHAM WING 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
Are renters plentiful in South Glens Falls, NY?
The renter base in South Glens Falls, NY is reasonable for the $1,413/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
How strong is South Glens Falls, NY for real estate investors?
Yes - South Glens Falls, NY a 3.0/5 investability score. With $321K home prices against $1,413/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is housing expensive in South Glens Falls, NY?
Homes in South Glens Falls, NY typically sell near $321K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
What strategy should investors use in South Glens Falls, NY?
South Glens Falls, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($321K prices, $1,413/mo rents) make it a reasonable choice.
Is South Glens Falls, NY a friendly market for rental owners?
Landlord-friendliness in South Glens Falls, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 12803 now. You don’t know where it ranks.
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How 12803 ranks in Albany-Schenectady-Troy, NY
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