Real Estate Investing in Middle Granville, New York (12849)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12849 (Middle Granville, NY)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
- Elevated poverty: 47.3% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Middle Granville, NY (12849)?
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Market Analysis: 12849 Middle Granville
The 12849 ZIP covers a section of Middle Granville that demands careful diligence. Prices near $278K look accessible, but the work to make a deal cash flow is real.
The investment case in 12849 is substantial only for operators who understand what they are buying. A $278K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Middle Granville have seen price recovery that 12849 has not matched. Washington County data supports the view that the spread is structural rather than temporary.
The 12849 ZIP's population of 398 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The right play in 12849 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 Middle Granville:
Market Trends
Home Value History (with trend line)
📊 How Does 12849 Compare?
| Metric | 12849 | Middle Granville | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $278,334 | $278,334 | N/A | $505,608 |
| 5-Year CAGR | 7.5% | 7.5% | N/A | 6.6% |
| Avg Rent | $1,098 | $1,098 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12849 (Middle Granville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $278,334 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 21.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.1%). 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 12849
Population: 398
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 12849
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.
Frequently Asked Questions
What is the investability score for Middle Granville, NY?
With a 3.0/5 investability score, Middle Granville, NY ranks as a solid market for rental property investors. Median prices of $278K and rents of $1,098/mo drive the underlying numbers.
What investment strategy works best in Middle Granville, NY?
A careful cash-flow rentals with hands-on management strategy Middle Granville, NY best. The market produces consistent results for that approach at the $278K price point.
Are there empty rentals in Middle Granville, NY?
Middle Granville, NY carries elevated vacancy risk. Expect steady absorption at market rents of $1,098/mo.
Can I live-in-and-rent in Middle Granville, NY?
Middle Granville, NY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $278K price point reasonable to enter.
What do rentals go for in Middle Granville, NY?
Middle Granville, NY rentals go for roughly $1,098/mo a month. That puts gross yield in solid territory relative to $278K acquisition costs.
You know 12849 now. You don’t know where it ranks.
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