Real Estate Investing in Tupper Lake, New York (12986)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12986 (Tupper Lake, 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: 35.2% of homes vacant — above national norms.
- 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 Tupper Lake, NY (12986)?
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Market Analysis: 12986 Tupper Lake
ZIP 12986 in Tupper Lake, NY carries a solid set of headwinds. Home values near $221K and rents of $909/mo sit inside a market where underwriting has to be tight.
The 12986 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Tupper Lake have seen price recovery that 12986 has not matched. Franklin County data supports the view that the spread is structural rather than temporary.
Looking more closely, 5,304 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 right play in 12986 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Tupper Lake:
Property Strategy for 12986
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $187,523 | $830 | 3.2% | +5.8% | $187,523 |
| 2BR | $183,558 | $1,010 | 4.0% | +8.9% | $91,779 |
| 3BR | $203,211 | $1,260 | 4.5% | +8.6% | $67,737 |
| 4BR | $245,035 | $1,440 | 4.2% | +9.5% | $61,259 |
| 5BR | $609,145 | — | — | +8.8% | $121,829 |
Market Trends
Home Value History (with trend line)
📊 How Does 12986 Compare?
| Metric | 12986 | Tupper Lake | Malone, NY | New York |
|---|---|---|---|---|
| Home Value | $221,056 | $221,056 | N/A | $505,608 |
| 5-Year CAGR | 7.2% | 7.2% | N/A | 6.6% |
| Avg Rent | $909 | $909 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 12986 (Tupper Lake, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $221,056 |
| Monthly Rent | $909 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.2%). 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 12986
Population: 5,304
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 12986
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.
Frequently Asked Questions
What is the average monthly rent in Tupper Lake, NY?
The typical rental in Tupper Lake, NY commands about $909/mo monthly. That rent profile steady cash flow against the $221K purchase basis.
How do home values compare in Tupper Lake, NY?
Median home price in Tupper Lake, NY is near $221K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
Does Tupper Lake, NY make sense for an investment property?
Yes - Tupper Lake, NY a 3.0/5 investability score. With $221K home prices against $909/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is it like being a landlord in Tupper Lake, NY?
The landlord environment in Tupper Lake, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Are there empty rentals in Tupper Lake, NY?
Tupper Lake, NY carries elevated vacancy risk. Expect even-keeled absorption at market rents of $909/mo.
You know 12986 now. You don’t know where it ranks.
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How 12986 ranks in Malone, NY
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