Real Estate Investing in Lewis, New York (12950)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12950 (Lewis, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 21.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Lewis, NY (12950)?
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Market Analysis: 12950 Lewis
ZIP 12950 inside Essex County looks affordable on the surface — median value of $207K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 12950 is robust only for operators who understand what they are buying. A $207K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 12950 and stronger Lewis ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
From an investor standpoint, 701 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 12950 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 Lewis:
Market Trends
Home Value History (with trend line)
📊 How Does 12950 Compare?
| Metric | 12950 | Lewis | New York |
|---|---|---|---|
| Home Value | $207,384 | $207,384 | $505,608 |
| 5-Year CAGR | 6.9% | 6.9% | 6.6% |
| Avg Rent | $1,323 | $1,323 | - |
| Cap Rate | 5.0% | 5.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12950 (Lewis, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $207,384 |
| Monthly Rent | $1,323 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 11.9% |
📈 Home Appreciation
| 1-Year | +10.3% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (5.0%). 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 12950
Population: 701
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 average home sale price in Lewis, NY?
Lewis, NY median home values land near $207K. That is reasonable territory for investors looking at $1,323/mo-per-month rentals.
What is the typical renter like in Lewis, NY?
The renter base in Lewis, NY is reasonable for the $1,323/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What is the smart move for investors in Lewis, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Lewis, NY. With home values at $207K and rents near $1,323/mo, other strategies can work but produce stable rather than outsized returns.
Can I live-in-and-rent in Lewis, NY?
Lewis, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,323/mo rent level.
Do rentals sit vacant long in Lewis, NY?
Occupancy in Lewis, NY runs measured with elevated vacancy. Well-priced units at $1,323/mo lease on reasonable timelines.
You know 12950 now. You don’t know where it ranks.
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