Best ZIP Codes for Cash Flow in New York-Newark-Jersey City, NY-NJ-PA (2026)
Ranked by cap rate — the annual return on the purchase price before financing. ZIPs that also clear the 1% rule are marked.
| # | ZIP | City | Home value | Rent | Cap rate | 5-yr growth |
|---|---|---|---|---|---|---|
| 1 | 11946 1% rule | Hampton Bays, NY | $962,500 | $9,761 | 7.91% | 7.7% |
| 2 | 10462 | New York, NY | $254,850 | $2,544 | 7.78% | 2.6% |
| 3 | 08759 | Toms River, NJ | $276,757 | $2,610 | 7.36% | 4.3% |
| 4 | 10451 | New York, NY | $338,618 | $2,985 | 6.88% | — |
| 5 | 10452 | New York, NY | $297,575 | $2,555 | 6.70% | -3.3% |
| 6 | 08757 | Toms River, NJ | $347,292 | $2,854 | 6.41% | 6.0% |
| 7 | 18324 | Bushkill, PA | $267,619 | $2,200 | 6.41% | 8.0% |
| 8 | 10468 | New York, NY | $261,109 | $2,141 | 6.40% | -3.5% |
| 9 | 10463 | New York, NY | $367,932 | $2,976 | 6.31% | -3.3% |
| 10 | 07462 | Vernon, NJ | $301,279 | $2,200 | 5.70% | 7.3% |
| 11 | 10537 | Lake Peekskill, NY | $435,796 | $3,159 | 5.65% | 7.1% |
| 12 | 11374 | New York, NY | $436,259 | $3,114 | 5.57% | -7.4% |
| 13 | 10927 | Haverstraw, NY | $460,822 | $3,268 | 5.53% | 6.6% |
| 14 | 11415 | New York, NY | $381,318 | $2,635 | 5.39% | -6.7% |
| 15 | 11961 | Ridge, NY | $521,407 | $3,580 | 5.36% | 6.8% |
| 16 | 07416 | Franklin, NJ | $380,608 | $2,600 | 5.33% | 6.6% |
| 17 | 10598 | Yorktown Heights, NY | $742,477 | $5,000 | 5.25% | 6.4% |
| 18 | 10601 | White Plains, NY | $492,191 | $3,294 | 5.22% | 4.3% |
| 19 | 10589 | Somers, NY | $691,835 | $4,600 | 5.19% | 5.4% |
| 20 | 10804 | New Rochelle, NY | $1,277,528 | $8,500 | 5.19% | 8.9% |
| 21 | 10471 | New York, NY | $437,902 | $2,890 | 5.15% | 0.3% |
| 22 | 11784 | Selden, NY | $608,331 | $4,004 | 5.13% | 7.0% |
| 23 | 07460 | Stockholm, NJ | $449,120 | $2,898 | 5.03% | 6.1% |
| 24 | 10280 | New York, NY | $822,198 | $5,279 | 5.01% | 2.2% |
| 25 | 10458 | New York, NY | $431,786 | $2,772 | 5.01% | -1.7% |
Ranked from Repit’s own ZIP-level data — Zillow home values and rents, HUD fair-market rents where Zillow has no coverage, and U.S. Census vacancy. Cap rate is gross: annual rent over purchase price, before financing and expenses. Every ZIP above links to its full free page. How we calculate this →
Same metro, different strategy
Appreciation in New York-Newark-Jersey City, NY-NJ-PA · Affordable in New York-Newark-Jersey City, NY-NJ-PA
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