Real Estate Investing in Churubusco, New York (12923)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12923 (Churubusco, 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: 22.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 9.0% unemployment — tenant risk signal.
• 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 Churubusco, NY (12923)?
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Market Analysis: 12923 Churubusco
The 12923 ZIP covers a section of Churubusco that demands careful diligence. Prices near $161K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 12923 can be a worth a close look for hunting ground — but the discount at $161K reflects genuine risk that outside investors often underestimate.
ZIP 12923's metrics run below Clinton County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 12923 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 12923 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Churubusco:
Market Trends
Home Value History (with trend line)
📊 How Does 12923 Compare?
| Metric | 12923 | Churubusco | Plattsburgh, NY | New York |
|---|---|---|---|---|
| Home Value | $161,337 | $161,337 | N/A | $505,608 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 6.6% |
| Avg Rent | $1,008 | $1,008 | 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 12923 (Churubusco, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $161,337 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 12923
Population: 463
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
Frequently Asked Questions
What is the typical renter like in Churubusco, NY?
Working renters make up the core of the Churubusco, NY tenant base. The pool is reasonable for investors targeting long-term holds.
Are eviction rules reasonable in Churubusco, NY?
NY law tenant-protective for landlords, and Churubusco inherits those rules. Investors should still review local ordinances for rental licensing.
How high is vacancy risk in Churubusco, NY?
Expect elevated vacancy in Churubusco, NY. Rents at $1,008/mo are absorbed by the tenant base without meaningful lag.
Does house hacking make sense in Churubusco, NY?
Churubusco, NY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $161K price point reasonable to enter.
How do home values compare in Churubusco, NY?
Expect median prices around $161K in Churubusco, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
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