Real Estate Investing in Brushton, New York (12916)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12916 (Brushton, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 13.1% 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 Brushton, NY (12916)?
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Market Analysis: 12916 Brushton
The 12916 ZIP covers a section of Brushton that demands careful diligence. Prices near $140K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 12916 can be a a credible choice for hunting ground — but the discount at $140K reflects genuine risk that outside investors often underestimate.
ZIP 12916's metrics run below Franklin County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 12916 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 12916 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 Brushton:
Property Strategy for 12916
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $106,415 | $970 | 6.6% | +6.5% | $53,208 |
| 3BR | $145,548 | $1,210 | 6.0% | +4.0% | $48,516 |
| 4BR | $131,900 | $1,390 | 7.6% | +3.4% | $32,975 |
Market Trends
Home Value History (with trend line)
📊 How Does 12916 Compare?
| Metric | 12916 | Brushton | Malone, NY | New York |
|---|---|---|---|---|
| Home Value | $140,292 | $140,292 | N/A | $505,608 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 6.6% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12916 (Brushton, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $140,292 |
| Monthly Rent | $873 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (4.9%). 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 12916
Population: 2,250
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 12916
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.
Frequently Asked Questions
What type of investing works in Brushton, NY?
A careful cash-flow rentals with hands-on management strategy Brushton, NY best. The market produces measured results for that approach at the $140K price point.
How deep is the rental pool in Brushton, NY?
Expect a solid tenant pool in Brushton, NY. The rental market absorbs $873/mo rents without meaningful friction.
Are rents high in Brushton, NY?
Rents in Brushton, NY run near $873/mo. Compared with median home prices of $140K that produces solid gross yields for typical rentals.
What is it like being a landlord in Brushton, NY?
NY law tenant-protective for landlords, and Brushton inherits those rules. Investors should still review local ordinances for rental licensing.
Is real estate in Brushton, NY a good investment right now?
Brushton, NY rates 3.0/5 for investability. With median values at $140K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
You know 12916 now. You don’t know where it ranks.
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How 12916 ranks in Malone, NY
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