Real Estate Investing in Pottersville, New York (12860)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12860 (Pottersville, 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.
- High vacancy: 48.6% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.6% unemployment — tenant risk signal.
• 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 Pottersville, NY (12860)?
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Market Analysis: 12860 Pottersville
This part of Warren County is not an easy win. The 12860 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 12860 is robust only for operators who understand what they are buying. A $318K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 12860 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
From a cash-flow lens, 377 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
New investors are better served looking at Pottersville's stable or hybrid ZIPs before stepping into 12860. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Pottersville:
Market Trends
Home Value History (with trend line)
📊 How Does 12860 Compare?
| Metric | 12860 | Pottersville | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $318,200 | $318,200 | N/A | $505,608 |
| 5-Year CAGR | 8.2% | 8.2% | N/A | 6.6% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12860 (Pottersville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $318,200 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (2.7%). 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 12860
Population: 377
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is real estate in Pottersville, NY a good investment right now?
Investors tracking Pottersville, NY will find a 3.0/5 rating supported by $318K median home values and $1,116/mo rents. That profile suits long-term holders targeting even-keeled returns.
Are homes affordable in Pottersville, NY?
Expect median prices around $318K in Pottersville, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
How do experienced investors play Pottersville, NY?
For Pottersville, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strict are landlord regulations in Pottersville, NY?
Pottersville, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What are rental rates like in Pottersville, NY?
Pottersville, NY rentals go for roughly $1,116/mo a month. That puts gross yield in solid territory relative to $318K acquisition costs.
You know 12860 now. You don’t know where it ranks.
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How 12860 ranks in Glens Falls, NY
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