Real Estate Investing in Silver Bay, New York (12874)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12874 (Silver Bay, 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: 75.4% 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 71.2 — hard to cash-flow at these prices.
• 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 Silver Bay, NY (12874)?
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Market Analysis: 12874 Silver Bay
The 12874 ZIP covers a section of Silver Bay that demands careful diligence. Prices near $1.0M look accessible, but the work to make a deal cash flow is real.
Rent of $1,197/mo on a $1.0M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 12874 sits below the stated 0.0% once reality is priced in.
Within NY, ZIP 12874 trails on several market indicators that neighboring Warren County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Demographically, 12874 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.
Distressed ZIPs reward experience. impressive returns are possible in 12874, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Silver Bay:
Market Trends
Home Value History (with trend line)
📊 How Does 12874 Compare?
| Metric | 12874 | Silver Bay | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $1,022,981 | $1,022,981 | N/A | $505,608 |
| 5-Year CAGR | 9.1% | 9.1% | N/A | 6.6% |
| Avg Rent | $1,197 | $1,197 | N/A | - |
| Cap Rate | 0.9% | 0.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12874 (Silver Bay, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,022,981 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 71.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.4% |
| Cap Rate | 0.9% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +9.1% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (0.9%). 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 12874
Population: 154
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 is the typical home price in Silver Bay, NY?
The median home value in Silver Bay, NY is roughly $1.0M. That puts it reasonable relative to the NY statewide average.
What is the typical rental rate in Silver Bay, NY?
Rent in Silver Bay, NY is around $1,197/mo. The resulting rent-to-value relationship with $1.0M pricing is reasonable for most investor models.
Is NY a landlord-friendly state?
NY law tenant-protective for landlords, and Silver Bay inherits those rules. Investors should still review local ordinances for rental licensing.
Is Silver Bay, NY a good place for real estate investing?
The 3.0/5 investability rating in Silver Bay, NY reflects its $1.0M prices and $1,197/mo rents. Investors generally consider it a solid option within NY.
What is the tenant pool like in Silver Bay, NY?
Silver Bay, NY draws a measured base of working renters. Demand at the $1,197/mo rent level is reasonable for standard single-family and small multi rentals.
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How 12874 ranks in Glens Falls, NY
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