Real Estate Investing in Cambridge, New York (12816)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12816 (Cambridge, 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: 20.8% of homes vacant — above national norms.
- 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 Cambridge, NY (12816)?
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Market Analysis: 12816 Cambridge
ZIP 12816 inside Washington County looks affordable on the surface — median value of $267K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 12816 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 12816's metrics run below Washington County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A significant renter share of 18% in 12816 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 12816 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Cambridge:
Property Strategy for 12816
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $208,231 | $1,260 | 4.4% | +6.5% | $104,115 |
| 3BR | $259,391 | $1,630 | 4.5% | +6.5% | $86,464 |
| 4BR | $323,141 | $1,670 | 3.7% | +5.5% | $80,785 |
Market Trends
Home Value History (with trend line)
📊 How Does 12816 Compare?
| Metric | 12816 | Cambridge | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $267,313 | $267,313 | N/A | $505,608 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 6.6% |
| Avg Rent | $1,134 | $1,134 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 12816 (Cambridge, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $267,313 |
| Monthly Rent | $1,134 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (3.3%). 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 12816
Population: 4,692
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 12816
Schools in This ZIP Code
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 are home prices like in Cambridge, NY?
Homes in Cambridge, NY typically sell near $267K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
How strict are landlord regulations in Cambridge, NY?
Cambridge, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Is vacancy a concern in Cambridge, NY?
Occupancy in Cambridge, NY runs even-keeled with elevated vacancy. Well-priced units at $1,134/mo lease on reasonable timelines.
Does house hacking work in Cambridge, NY?
For house hackers, Cambridge, NY is a challenging. The $1,134/mo rent on a unit helps defray the mortgage on a $267K property.
What approach is best for Cambridge, NY real estate?
Cambridge, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($267K prices, $1,134/mo rents) make it a reasonable choice.
You know 12816 now. You don’t know where it ranks.
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How 12816 ranks in Glens Falls, NY
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