Real Estate Investing in Crown Point, New York (12928)
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Should you buy in 12928 (Crown Point, 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: 29.4% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.9% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Crown Point, NY (12928)?
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Market Analysis: 12928 Crown Point
ZIP 12928 inside Essex County looks affordable on the surface — median value of $225K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $225K asset, 12928 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 12928 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 12928 ZIP's population of 1,805 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 12928 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 Crown Point:
Property Strategy for 12928
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $221,679 | $1,190 | 3.9% | +9.2% | $110,840 |
| 3BR | $218,040 | $1,460 | 4.8% | +7.7% | $72,680 |
| 4BR | $228,752 | $1,650 | 5.2% | +8.0% | $57,188 |
Market Trends
Home Value History (with trend line)
📊 How Does 12928 Compare?
| Metric | 12928 | Crown Point | New York |
|---|---|---|---|
| Home Value | $225,309 | $225,309 | $505,608 |
| 5-Year CAGR | 5.8% | 5.8% | 6.6% |
| Avg Rent | $1,071 | $1,071 | - |
| Cap Rate | 3.7% | 3.7% | - |
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 12928 (Crown Point, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $225,309 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (3.7%). 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 12928
Population: 1,805
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 12928
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
Should investors consider Crown Point, NY?
Crown Point, NY reports an investability rating of 3.0/5, with median home values near $225K and average rents around $1,071/mo. That combination puts it in the sturdy tier for investor interest.
What is the rental occupancy rate in Crown Point, NY?
Expect elevated vacancy in Crown Point, NY. Rents at $1,071/mo are absorbed by the tenant base without meaningful lag.
Which real estate strategy fits Crown Point, NY?
For Crown Point, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does house hacking make sense in Crown Point, NY?
The a challenging house-hack environment in Crown Point, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are rents high in Crown Point, NY?
Rental rates in Crown Point, NY average $1,071/mo. Tenant demand and $225K home values make the yield look reasonable by investor standards.
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