Real Estate Investing in Pleasantville, New York (10570)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 10570 (Pleasantville, NY)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.9 — hard to cash-flow at these prices.
What’s happening in Pleasantville, NY (10570)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 10570 Pleasantville
From a cash-flow lens, ZIP 10570 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $1.0M median. It rewards specialists, not generalists.
The 10570 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 10570's metrics run below Westchester County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A resilient renter share of 13% in 10570 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends toward 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 Pleasantville:
Property Strategy for 10570
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $920,033 | $3,720 | 2.9% | +7.4% | $306,678 |
| 4BR | $1,203,930 | $4,040 | 2.4% | +8.4% | $300,983 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 10570 Compare?
| Metric | 10570 | Pleasantville | New York |
|---|---|---|---|
| Home Value | $1,041,395 | $1,041,395 | $505,608 |
| 5-Year CAGR | 5.7% | 5.7% | 6.6% |
| Avg Rent | $3,350 | $3,350 | - |
| Cap Rate | 2.5% | 2.5% | - |
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 10570 (Pleasantville, NY). Anonymous, moderated, never written by AI.
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Property managers serving Westchester County
Manage rentals here? List your business →Comfort Usukumah is a REALTOR specializing in assisting buyers and sellers in New York, providing access to all listings and home value discussions. summary from their website
Real Property Management Westchester is a property management company serving Westchester, NY. summary from their website
Igor Krasnoperov helps clients sell their homes with a guaranteed price. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,041,395 |
| Monthly Rent | $3,350 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (2.5%). 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 10570
Population: 13,391
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 10570
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BRIARCLIFF HIGH SCHOOL
COLUMBUS ELEMENTARY SCHOOL
HAWTHORNE ELEMENTARY SCHOOL
KENSICO SCHOOL
VALHALLA HIGH SCHOOL
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
Investor Insight: With 2,907 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Pleasantville, NY?
The 3.0/5 investability rating in Pleasantville, NY reflects its $1.0M prices and $3,350/mo rents. Investors generally consider it a solid option within NY.
How high is vacancy risk in Pleasantville, NY?
Pleasantville, NY carries elevated vacancy risk. Expect even-keeled absorption at market rents of $3,350/mo.
What is the tenant pool like in Pleasantville, NY?
Expect a solid tenant pool in Pleasantville, NY. The rental market absorbs $3,350/mo rents without meaningful friction.
Is Pleasantville, NY landlord-friendly?
NY ranks as a tenant-protective state for landlord-tenant law. Pleasantville generally follows the statewide framework, so landlords face reasonable operating rules.
How much is rent in Pleasantville, NY?
Pleasantville, NY rentals go for roughly $3,350/mo a month. That puts gross yield in solid territory relative to $1.0M acquisition costs.
You know 10570 now. You don’t know where it ranks.
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How 10570 ranks in New York-Newark-Jersey City, NY-NJ-PA
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