Real Estate Investing in Wevertown, New York (12886)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12886 (Wevertown, 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: 22.6% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Wevertown, NY (12886)?
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Market Analysis: 12886 Wevertown
This part of Warren County is not an easy win. The 12886 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $317K asset, 12886 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader NY picture, 12886 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 12886 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 12886 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Wevertown:
Market Trends
Home Value History (with trend line)
📊 How Does 12886 Compare?
| Metric | 12886 | Wevertown | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $316,808 | $316,808 | N/A | $505,608 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.6% |
| Avg Rent | $1,188 | $1,188 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12886 (Wevertown, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $316,808 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (2.9%). 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 12886
Population: 199
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
What kind of tenants rent in Wevertown, NY?
Wevertown, NY draws a consistent base of working renters. Demand at the $1,188/mo rent level is reasonable for standard single-family and small multi rentals.
Is vacancy a concern in Wevertown, NY?
Vacancy risk in Wevertown, NY is elevated. That supports predictable cash flow for typical rental holds.
How much should I expect to pay for a home in Wevertown, NY?
Homes in Wevertown, NY typically sell near $317K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Are rents high in Wevertown, NY?
Rent in Wevertown, NY is around $1,188/mo. The resulting rent-to-value relationship with $317K pricing is reasonable for most investor models.
Are landlord laws favorable in Wevertown, NY?
The landlord environment in Wevertown, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
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