Real Estate Investing in Warrensburg, New York (12885)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12885 (Warrensburg, 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: 18.6% 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 Warrensburg, NY (12885)?
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Market Analysis: 12885 Warrensburg
Investors eyeing 12885 need to respect the fundamentals at play. Home values of $259K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $259K asset, 12885 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within NY, ZIP 12885 trails on several market indicators that neighboring Warren County submarkets outperform. The gap is real and significant enough to shape underwriting.
Resident income in 12885 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 12885 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Warrensburg:
Property Strategy for 12885
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $218,964 | $1,340 | 4.4% | +7.4% | $109,482 |
| 3BR | $255,584 | $1,730 | 4.9% | +7.2% | $85,195 |
| 4BR | $287,699 | $1,770 | 4.4% | +7.2% | $71,925 |
Market Trends
Home Value History (with trend line)
📊 How Does 12885 Compare?
| Metric | 12885 | Warrensburg | Glens Falls, NY | New York |
|---|---|---|---|---|
| Home Value | $259,409 | $259,409 | N/A | $505,608 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 6.6% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 12885 (Warrensburg, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $259,409 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (3.6%). 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 12885
Population: 4,531
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 12885
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
Should investors worry about vacancy in Warrensburg, NY?
Vacancy risk in Warrensburg, NY is elevated. That supports reliable cash flow for typical rental holds.
What strategy should investors use in Warrensburg, NY?
In Warrensburg, NY the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $259K prices and $1,206/mo rents suits that approach.
How strong is tenant demand in Warrensburg, NY?
The tenant pool in Warrensburg, NY is solid, supported by local employment and population fundamentals. Rents of $1,206/mo are well-absorbed by the market.
Can owner-occupants cash flow in Warrensburg, NY?
The house hack math a challenging in Warrensburg, NY. Owner-occupant buyers benefit from the $1,206/mo rents and $259K home values.
What kind of market is Warrensburg, NY for investors?
Warrensburg, NY rates 3.0/5 for investability. With median values at $259K and rents near $1,206/mo, the market offers reasonable fundamentals for rental investors.
You know 12885 now. You don’t know where it ranks.
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How 12885 ranks in Glens Falls, NY
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