Glens Falls, NY · New York
Washington County
ZIP 12865
60,883 residents88 permits TTM$72,342 median HHI22 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$185,000
ACS 5-Year
Cap rate proxy
6.5%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.6%
HUD FMR ÷ ACS HHI
Net migration
+1.68%
IRS SOI
Permits (TTM)
88
Census BPS
Climate risk
56.6
FEMA NRI (0–100)
ZIP 12865
Median home value
—
Gross yield
—
Buy Box score
0.7
Section 8 gap
—
Affordability
P/I: 3.0R/I: —
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown22 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 12887 | — | — | — | 7.9% | — |
| 12819 | — | — | — | 6.5% | — |
| 12821 | — | — | — | 6.5% | — |
| 12823 | — | — | — | 6.5% | — |
| 12837 | — | — | — | 6.5% | — |
| 12838 | — | — | — | 6.5% | — |
| 12841 | — | — | — | 6.5% | — |
| 12844 | — | — | — | 6.5% | — |
| 12849 | — | — | — | 6.5% | — |
| 12854 | — | — | — | 6.5% | — |
| 12861 | — | — | — | 6.5% | — |
| 12873 | — | — | — | 6.5% | — |
| 12832 | — | — | — | 5.8% | — |
| 12865 | — | — | — | 5.5% | — |
| 12839 | — | — | — | 5.4% | — |
| 12816 | — | — | — | 4.9% | — |
| 12057 | — | — | — | 4.7% | — |
| 12809 | — | — | — | 4.6% | — |
| 12827 | — | — | — | 4.6% | — |
| 12828 | — | — | — | 4.5% | — |
| 12028 | — | — | — | 4.3% | — |
| 12834 | — | — | — | 4.2% | — |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
76.6%
Census ACS
Vacancy rate
16.7%
Census ACS
Bachelor's degree +
21.2%
Census ACS
Rent burdened
43.2%
Census ACS (>30% income)
Median age
45.0
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026