Real Estate Investing in Salem, New York (12865)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12865 (Salem, 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: 22.3% 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 Salem, NY (12865)?
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Market Analysis: 12865 Salem
From a cash-flow lens, ZIP 12865 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $236K median. It rewards specialists, not generalists.
The 12865 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Salem have seen price recovery that 12865 has not matched. Washington County data supports the view that the spread is structural rather than temporary.
Resident income in 12865 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 12865 is an operator game, not a passive one. Stepping back, entry prices of $236K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Salem:
Property Strategy for 12865
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $202,916 | $1,280 | 4.5% | +6.9% | $101,458 |
| 3BR | $233,470 | $1,650 | 5.1% | +6.5% | $77,823 |
| 4BR | $282,111 | $1,690 | 4.3% | +7.4% | $70,528 |
Market Trends
Home Value History (with trend line)
📊 How Does 12865 Compare?
| Metric | 12865 | Salem | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $235,785 | $235,785 | N/A | $505,608 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 6.6% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12865 (Salem, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $235,785 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 12865
Population: 3,353
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 12865
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
Is Salem, NY a good market for buy-and-hold investors?
Salem, NY rates 3.0/5 for investability. With median values at $236K and rents near $1,152/mo, the market offers reasonable fundamentals for rental investors.
What is the smart move for investors in Salem, NY?
A careful cash-flow rentals with hands-on management strategy Salem, NY best. The market produces consistent results for that approach at the $236K price point.
What is the rental occupancy rate in Salem, NY?
Rental vacancy in Salem, NY is elevated. Investors should budget normal turnover but not chronic empty units.
What is the typical renter like in Salem, NY?
Tenant demand in Salem, NY is solid. The local workforce $1,152/mo rents across most rental classes.
What do rentals go for in Salem, NY?
Rents in Salem, NY run near $1,152/mo. Compared with median home prices of $236K that produces solid gross yields for typical rentals.
You know 12865 now. You don’t know where it ranks.
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How 12865 ranks in Glens Falls, NY
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