Real Estate Investing in Lake Clear, New York (12945)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12945 (Lake Clear, 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: 63.6% 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 27.3 — 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 Lake Clear, NY (12945)?
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Market Analysis: 12945 Lake Clear
This part of Franklin County is not an easy win. The 12945 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 12945 can be a a credible choice for hunting ground — but the discount at $313K reflects genuine risk that outside investors often underestimate.
Regionally, 12945 sits on the difficult end of the NY spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The 12945 ZIP's population of 535 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
New investors are better served looking at Lake Clear's stable or hybrid ZIPs before stepping into 12945. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Lake Clear:
Market Trends
Home Value History (with trend line)
📊 How Does 12945 Compare?
| Metric | 12945 | Lake Clear | Malone, NY | New York |
|---|---|---|---|---|
| Home Value | $312,542 | $312,542 | N/A | $505,608 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 6.6% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12945 (Lake Clear, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $312,542 |
| Monthly Rent | $954 |
| Price-to-Rent | 27.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 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 (2.4%). 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 12945
Population: 535
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
Investor Insight: With 736 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Lake Clear, NY?
Expect median prices around $313K in Lake Clear, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Is Lake Clear, NY landlord-friendly?
Landlord-friendliness in Lake Clear, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How deep is the rental pool in Lake Clear, NY?
Lake Clear, NY draws a predictable base of working renters. Demand at the $954/mo rent level is reasonable for standard single-family and small multi rentals.
Should investors worry about vacancy in Lake Clear, NY?
Lake Clear, NY carries elevated vacancy risk. Expect stable absorption at market rents of $954/mo.
Is house hacking profitable in Lake Clear, NY?
For house hackers, Lake Clear, NY is a challenging. The $954/mo rent on a unit helps defray the mortgage on a $313K property.
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How 12945 ranks in Malone, NY
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