Real Estate Investing in Granville, New York (12832)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12832 (Granville, 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: 15.6% 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 Granville, NY (12832)?
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Market Analysis: 12832 Granville
Not every below-median market is a bargain. Granville's 12832 ZIP reflects signals that favor experienced operators who can absorb the risk $225K pricing implies.
The investment case in 12832 is resilient only for operators who understand what they are buying. A $225K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 12832 sits on the difficult end of the NY spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
The 12832 ZIP's population of 6,395 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Granville:
Property Strategy for 12832
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $187,254 | $1,220 | 4.7% | +7.8% | $93,627 |
| 3BR | $223,429 | $1,580 | 5.1% | +8.0% | $74,476 |
| 4BR | $231,856 | $1,620 | 5.0% | +7.9% | $57,964 |
| 5BR | $284,555 | — | — | +9.1% | $56,911 |
Market Trends
Home Value History (with trend line)
📊 How Does 12832 Compare?
| Metric | 12832 | Granville | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $224,864 | $224,864 | N/A | $505,608 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.6% |
| Avg Rent | $1,098 | $1,098 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 12832 (Granville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $224,864 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (3.8%). 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 12832
Population: 6,395
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 12832
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 kind of tenants rent in Granville, NY?
The renter base in Granville, NY is reasonable for the $1,098/mo price point. Screening well and pricing to market typically yields measured tenants.
How landlord-friendly is Granville, NY?
NY ranks as a tenant-protective state for landlord-tenant law. Granville generally follows the statewide framework, so landlords face reasonable operating rules.
How expensive is real estate in Granville, NY?
Homes in Granville, NY typically sell near $225K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Does house hacking make sense in Granville, NY?
For house hackers, Granville, NY is a challenging. The $1,098/mo rent on a unit helps defray the mortgage on a $225K property.
Does Granville, NY make sense for an investment property?
Granville, NY shows an investability rating of 3.0/5, with median home values near $225K and average rents around $1,098/mo. That combination puts it in the sturdy tier for investor interest.
You know 12832 now. You don’t know where it ranks.
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How 12832 ranks in Glens Falls, NY
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