Real Estate Investing in Queensbury, New York (12804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12804 (Queensbury, 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.
- 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 Queensbury, NY (12804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12804 Queensbury
ZIP 12804 in Queensbury, NY carries a significant set of headwinds. Home values near $400K and rents of $1,413/mo sit inside a market where underwriting has to be tight.
The investment case in 12804 is robust only for operators who understand what they are buying. A $400K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 12804 and stronger Queensbury ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A robust renter share of 28% in 12804 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. healthy returns are possible in 12804, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Queensbury:
Property Strategy for 12804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $196,775 | $1,240 | 4.5% | +6.8% | $196,775 |
| 2BR | $262,724 | $1,570 | 4.3% | +8.3% | $131,362 |
| 3BR | $361,653 | $2,030 | 4.0% | +8.1% | $120,551 |
| 4BR | $479,637 | $2,080 | 3.1% | +8.7% | $119,909 |
| 5BR | $562,473 | — | — | +8.6% | $112,495 |
Market Trends
Home Value History (with trend line)
📊 How Does 12804 Compare?
| Metric | 12804 | Queensbury | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $400,089 | $1,130,838 | N/A | $505,608 |
| 5-Year CAGR | 6.8% | 9.2% | N/A | 6.6% |
| Avg Rent | $1,413 | $1,368 | N/A | - |
| Cap Rate | 2.8% | 1.7% | - | - |
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 12804 (Queensbury, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 12804 (Queensbury, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $400,089 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (2.8%). 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 12804
Population: 28,175
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 12804
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
How does Queensbury, NY rate as a rental market?
Queensbury, NY rates 3.0/5 for investability. With median values at $400K and rents near $1,413/mo, the market offers reasonable fundamentals for rental investors.
What is the smart move for investors in Queensbury, NY?
In Queensbury, NY the robust play is typically careful cash-flow rentals with hands-on management. The combination of $400K prices and $1,413/mo rents suits that approach.
How much should I expect to pay for a home in Queensbury, NY?
Typical homes in Queensbury, NY go for around $400K. The 5-year CAGR of 0.0% consistent price movement.
Does Queensbury, NY favor landlords or tenants?
Rental owners in Queensbury, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
How high is vacancy risk in Queensbury, NY?
Vacancy risk in Queensbury, NY is elevated. That supports predictable cash flow for typical rental holds.
You know 12804 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12804 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 12804 ranks in Glens Falls, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 12804 (Queensbury)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 12804 (Queensbury, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.