Real Estate Investing in Port Henry, New York (12974)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12974 (Port Henry, 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.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Port Henry, NY (12974)?
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Market Analysis: 12974 Port Henry
The 12974 ZIP covers a section of Port Henry that demands careful diligence. Prices near $159K look accessible, but the work to make a deal cash flow is real.
Rent of $990/mo on a $159K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 12974 sits below the stated 0.0% once reality is priced in.
The gap between 12974 and stronger Port Henry ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A impressive renter share of 25% in 12974 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 12974 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 Port Henry:
Property Strategy for 12974
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $127,542 | $1,100 | 6.2% | +7.6% | $63,771 |
| 3BR | $143,763 | $1,350 | 6.8% | +7.6% | $47,921 |
| 4BR | $161,985 | $1,530 | 6.8% | +4.5% | $40,496 |
Market Trends
Home Value History (with trend line)
📊 How Does 12974 Compare?
| Metric | 12974 | Port Henry | New York |
|---|---|---|---|
| Home Value | $158,730 | $158,730 | $505,608 |
| 5-Year CAGR | 5.4% | 5.4% | 6.6% |
| Avg Rent | $990 | $990 | - |
| Cap Rate | 4.9% | 4.9% | - |
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 12974 (Port Henry, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $158,730 |
| Monthly Rent | $990 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (4.9%). 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 12974
Population: 1,545
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 12974
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How does Port Henry, NY rate as a rental market?
With a 3.0/5 investability score, Port Henry, NY ranks as a solid market for rental property investors. Median prices of $159K and rents of $990/mo drive the underlying numbers.
What approach is best for Port Henry, NY real estate?
A careful cash-flow rentals with hands-on management strategy Port Henry, NY best. The market produces measured results for that approach at the $159K price point.
Are renters plentiful in Port Henry, NY?
Port Henry, NY offers a even-keeled renter base at the $990/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Port Henry, NY suited for a house hack?
The house hack math a challenging in Port Henry, NY. Owner-occupant buyers benefit from the $990/mo rents and $159K home values.
Are rents high in Port Henry, NY?
Rent in Port Henry, NY is around $990/mo. The resulting rent-to-value relationship with $159K pricing is reasonable for most investor models.
You know 12974 now. You don’t know where it ranks.
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