Real Estate Investing in Garrison, New York (10524)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 10524 (Garrison, NY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.2% 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 Garrison, NY (10524)?
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Market Analysis: 10524 Garrison
Stepping back, ZIP 10524 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $782K median. It rewards specialists, not generalists.
The investment case in 10524 is durable only for operators who understand what they are buying. A $782K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader NY picture, 10524 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A healthy renter share of 13% in 10524 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Garrison:
Property Strategy for 10524
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $560,162 | $3,690 | 4.7% | +8.2% | $280,081 |
| 3BR | $660,748 | $4,620 | 5.0% | +8.3% | $220,249 |
| 4BR | $1,004,419 | $5,020 | 3.6% | +9.0% | $251,105 |
| 5BR | $1,858,591 | — | — | +10.2% | $371,718 |
Market Trends
Home Value History (with trend line)
📊 How Does 10524 Compare?
| Metric | 10524 | Garrison | New York |
|---|---|---|---|
| Home Value | $782,078 | $782,078 | $505,608 |
| 5-Year CAGR | 6.7% | 6.7% | 6.6% |
| Avg Rent | $3,321 | $3,321 | - |
| Cap Rate | 3.3% | 3.3% | - |
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 10524 (Garrison, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $782,078 |
| Monthly Rent | $3,321 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (3.3%). 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 10524
Population: 4,298
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 10524
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 much do tenants pay in Garrison, NY?
Expect rents around $3,321/mo per month in Garrison, NY. With home values at $782K, the yield math works out to reasonable levels for rental investors.
How strong is tenant demand in Garrison, NY?
Garrison, NY draws a stable base of working renters. Demand at the $3,321/mo rent level is reasonable for standard single-family and small multi rentals.
How strict are landlord regulations in Garrison, NY?
Rental owners in Garrison, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Is Garrison, NY better for rentals, flips, or BRRRR?
Garrison, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($782K prices, $3,321/mo rents) make it a reasonable choice.
Where do home prices stand in Garrison, NY?
Garrison, NY median home values land near $782K. That is reasonable territory for investors looking at $3,321/mo-per-month rentals.
You know 10524 now. You don’t know where it ranks.
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