Real Estate Investing in Merrill, New York (12955)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12955 (Merrill, 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: 49.0% 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 Merrill, NY (12955)?
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Market Analysis: 12955 Merrill
This part of Clinton County is not an easy win. The 12955 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $210K asset, 12955 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 12955'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.
Resident income in 12955 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. solid returns are possible in 12955, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Merrill:
Market Trends
Home Value History (with trend line)
📊 How Does 12955 Compare?
| Metric | 12955 | Merrill | Plattsburgh, NY | New York |
|---|---|---|---|---|
| Home Value | $210,038 | $210,038 | 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 | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
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📊 Market Snapshot
| Home Value | $210,038 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 17.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 12955
Population: 494
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
Is Merrill in NY worth investing in?
Merrill, NY rates 3.0/5 for investability. With median values at $210K and rents near $1,008/mo, the market offers reasonable fundamentals for rental investors.
Is it easy to find good tenants in Merrill, NY?
Merrill, NY offers a steady renter base at the $1,008/mo rent level. Tenant turnover is reasonable for well-managed properties.
Should investors worry about vacancy in Merrill, NY?
Vacancy risk in Merrill, NY is elevated. That supports consistent cash flow for typical rental holds.
Where do home prices stand in Merrill, NY?
Expect median prices around $210K in Merrill, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
How should investors approach Merrill, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Merrill, NY. With home values at $210K and rents near $1,008/mo, other strategies can work but produce reliable rather than outsized returns.
You know 12955 now. You don’t know where it ranks.
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