Real Estate Investing in White Plains, New York (10604)
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Should you buy in 10604 (White Plains, 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.
What’s happening in White Plains, NY (10604)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 10604 White Plains
ZIP 10604 inside Westchester County looks affordable on the surface — median value of $955K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 10604 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within NY, ZIP 10604 trails on several market indicators that neighboring Westchester County submarkets outperform. The gap is real and durable enough to shape underwriting.
Resident income in 10604 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 10604 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in White Plains:
Property Strategy for 10604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $828,428 | $4,040 | 3.5% | +7.9% | $276,143 |
| 4BR | $1,008,142 | $4,390 | 3.1% | +6.5% | $252,035 |
| 5BR | $2,090,974 | — | — | +10.7% | $418,195 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 10604 Compare?
| Metric | 10604 | White Plains | New York |
|---|---|---|---|
| Home Value | $954,757 | $796,334 | $505,608 |
| 5-Year CAGR | 5.7% | 5.5% | 6.6% |
| Avg Rent | $3,878 | $3,243 | - |
| Cap Rate | 3.2% | 3.4% | - |
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 10604 (White Plains, 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 | $954,757 |
| Monthly Rent | $3,878 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 Rent Trends
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 10604
Population: 12,192
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 10604
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
CHURCH STREET SCHOOL
KENSICO SCHOOL
PURCHASE SCHOOL
VALHALLA HIGH SCHOOL
VALHALLA MIDDLE 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
What is the investability score for White Plains, NY?
White Plains, NY records an investability rating of 3.0/5, with median home values near $955K and average rents around $3,878/mo. That combination puts it in the robust tier for investor interest.
Is White Plains, NY a friendly market for rental owners?
White Plains, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What investment strategy works best in White Plains, NY?
Most investors in White Plains, NY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Does house hacking work in White Plains, NY?
House hacking in White Plains, NY is reasonable to execute. Prices around $955K and rents of $3,878/mo solid owner-occupant economics.
How strong are rents in White Plains, NY?
Investors in White Plains, NY typically see rents near $3,878/mo per month against $955K home values - a solid setup for rental cash flow.
You know 10604 now. You don’t know where it ranks.
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How 10604 ranks in New York-Newark-Jersey City, NY-NJ-PA
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