Real Estate Investing in Schroon Lake, New York (12870)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12870 (Schroon Lake, NY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 58.2% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 27.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Schroon Lake, NY (12870)?
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Market Analysis: 12870 Schroon Lake
This part of Essex County is not an easy win. The 12870 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
In practical terms, the numbers look inviting — $372K purchase price, 0.0% nominal cap — the work to hit that pro forma in 12870 is substantial and deserves full respect.
In the broader NY picture, 12870 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 12870 includes headwinds that any investor should price in. Income distribution skews lower than Schroon Lake averages, and tenant stability requires active management.
New investors are better served looking at Schroon Lake's stable or hybrid ZIPs before stepping into 12870. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Schroon Lake:
Property Strategy for 12870
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $274,306 | $1,260 | 3.3% | +9.0% | $137,153 |
| 3BR | $381,671 | $1,580 | 3.0% | +9.1% | $127,224 |
| 4BR | $423,555 | $1,740 | 3.0% | +8.5% | $105,889 |
| 5BR | $738,493 | — | — | +7.0% | $147,699 |
Market Trends
Home Value History (with trend line)
📊 How Does 12870 Compare?
| Metric | 12870 | Schroon Lake | New York |
|---|---|---|---|
| Home Value | $372,079 | $372,079 | $505,608 |
| 5-Year CAGR | 6.9% | 6.9% | 6.6% |
| Avg Rent | $1,134 | $1,134 | - |
| Cap Rate | 2.4% | 2.4% | - |
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 12870 (Schroon Lake, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $372,079 |
| Monthly Rent | $1,134 |
| Price-to-Rent | 27.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (2.4%). 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 12870
Population: 1,770
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 12870
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
Where do home prices stand in Schroon Lake, NY?
Typical homes in Schroon Lake, NY go for around $372K. The 5-year CAGR of 0.0% stable price movement.
Are renters plentiful in Schroon Lake, NY?
The tenant pool in Schroon Lake, NY is solid, supported by local employment and population fundamentals. Rents of $1,134/mo are well-absorbed by the market.
Is Schroon Lake in NY worth investing in?
Schroon Lake, NY scores 3.0/5 for investability. Home values sit at $372K and rents near $1,134/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the best play in Schroon Lake, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Schroon Lake, NY. The numbers - $372K homes against $1,134/mo rents - support that play.
How landlord-friendly is Schroon Lake, NY?
NY law tenant-protective for landlords, and Schroon Lake inherits those rules. Investors should still review local ordinances for rental licensing.
You know 12870 now. You don’t know where it ranks.
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