Real Estate Investing in Beaver Dams, New York (14812)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14812 (Beaver Dams, NY)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- 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 Beaver Dams, NY (14812)?
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Market Analysis: 14812 Beaver Dams
This part of Schuyler County is not an easy win. The 14812 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 14812 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 14812 and stronger Beaver Dams ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 14812 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. sturdy returns are possible in 14812, 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 Beaver Dams:
Property Strategy for 14812
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $146,691 | $1,240 | 6.1% | +6.6% | $73,345 |
| 3BR | $169,536 | $1,600 | 6.8% | +6.2% | $56,512 |
| 4BR | $213,403 | $1,740 | 5.9% | +6.7% | $53,351 |
Market Trends
Home Value History (with trend line)
📊 How Does 14812 Compare?
| Metric | 14812 | Beaver Dams | Corning, NY | New York |
|---|---|---|---|---|
| Home Value | $176,074 | $176,074 | N/A | $505,608 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 6.6% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14812 (Beaver Dams, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $176,074 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 14812
Population: 2,961
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 1,084 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in Beaver Dams, NY?
Expect rents around $1,116/mo per month in Beaver Dams, NY. With home values at $176K, the yield math works out to reasonable levels for rental investors.
Is housing expensive in Beaver Dams, NY?
Typical homes in Beaver Dams, NY go for around $176K. The 5-year CAGR of 0.0% even-keeled price movement.
Is Beaver Dams in NY worth investing in?
Beaver Dams, NY scores 3.0/5 for investability. Home values sit at $176K and rents near $1,116/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How tight is the rental market in Beaver Dams, NY?
Beaver Dams, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
What is it like being a landlord in Beaver Dams, NY?
Landlord-friendliness in Beaver Dams, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 14812 now. You don’t know where it ranks.
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How 14812 ranks in Corning, NY
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