Real Estate Investing in Paul Smiths, New York (12970)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12970 (Paul Smiths, 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: 56.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.5% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 30.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Paul Smiths, NY (12970)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12970 Paul Smiths
Not every below-median market is a bargain. Paul Smiths's 12970 ZIP shows signals that favor experienced operators who can absorb the risk $332K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 12970 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 12970's metrics run below Franklin County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 12970 includes headwinds that any investor should price in. Income distribution skews lower than Paul Smiths averages, and tenant stability requires active management.
Strategically, 12970 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Paul Smiths:
Market Trends
Home Value History (with trend line)
📊 How Does 12970 Compare?
| Metric | 12970 | Paul Smiths | Malone, NY | New York |
|---|---|---|---|---|
| Home Value | $331,946 | $331,946 | N/A | $505,608 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 6.6% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 12970 (Paul Smiths, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 12970 (Paul Smiths, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $331,946 |
| Monthly Rent | $918 |
| Price-to-Rent | 30.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 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 (2.2%). 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 12970
Population: 1,022
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
Is Paul Smiths, NY a good place for real estate investing?
Investors tracking Paul Smiths, NY will find a 3.0/5 rating supported by $332K median home values and $918/mo rents. That profile suits long-term holders targeting predictable returns.
Are there empty rentals in Paul Smiths, NY?
Occupancy in Paul Smiths, NY runs steady with elevated vacancy. Well-priced units at $918/mo lease on reasonable timelines.
Where do rents currently stand in Paul Smiths, NY?
Average rent in Paul Smiths, NY is approximately $918/mo per month. Against $332K home values that yields a reasonable rent-to-price ratio.
How should investors approach Paul Smiths, NY?
For Paul Smiths, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is it like being a landlord in Paul Smiths, NY?
For rental operators, Paul Smiths, NY rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
You know 12970 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 12970 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 12970 ranks in Malone, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 12970 (Paul Smiths)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 12970 (Paul Smiths, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.