Real Estate Investing in Pelham, New York (10803)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 10803 (Pelham, 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 28.2 — hard to cash-flow at these prices.
What’s happening in Pelham, NY (10803)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 10803 Pelham
ZIP 10803 inside Westchester County looks affordable on the surface — median value of $1.5M — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 10803 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within NY, ZIP 10803 trails on several market indicators that neighboring Westchester County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Looking more closely, 13,096 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 10803 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Pelham:
Property Strategy for 10803
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $638,526 | $3,370 | 3.8% | +5.4% | $319,263 |
| 3BR | $1,018,135 | $4,220 | 3.0% | +8.5% | $339,378 |
| 4BR | $1,422,676 | $4,590 | 2.3% | +10.2% | $355,669 |
| 5BR | $2,017,695 | — | — | +11.0% | $403,539 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 10803 Compare?
| Metric | 10803 | Pelham | New York |
|---|---|---|---|
| Home Value | $1,458,307 | $1,458,307 | $505,608 |
| 5-Year CAGR | 9.6% | 9.6% | 6.6% |
| Avg Rent | $4,308 | $4,308 | - |
| Cap Rate | 2.3% | 2.3% | - |
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 10803 (Pelham, 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 | $1,458,307 |
| Monthly Rent | $4,308 |
| Price-to-Rent | 28.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 11.9% |
📈 Home Appreciation
| 1-Year | +14.9% ▲ |
| 3-Year CAGR | +11.4% ▲ |
| 5-Year CAGR | +9.6% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (2.3%). 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 10803
Population: 13,096
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 10803
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BENJAMIN TURNER MIDDLE SCHOOL
BRONXVILLE ELEMENTARY SCHOOL
BRONXVILLE HIGH SCHOOL
BRONXVILLE MIDDLE SCHOOL
COLUMBUS ELEMENTARY 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
Frequently Asked Questions
Is NY a landlord-friendly state?
Landlord-friendliness in Pelham, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Can I house hack in Pelham, NY?
Pelham, NY offers a tougher house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $4,308/mo rent level.
Is real estate in Pelham, NY a good investment right now?
Pelham, NY rates 3.0/5 for investability. With median values at $1.5M and rents near $4,308/mo, the market offers reasonable fundamentals for rental investors.
How much do tenants pay in Pelham, NY?
Expect rents around $4,308/mo per month in Pelham, NY. With home values at $1.5M, the yield math works out to reasonable levels for rental investors.
How much should I expect to pay for a home in Pelham, NY?
Typical homes in Pelham, NY go for around $1.5M. The 5-year CAGR of 0.0% predictable price movement.
You know 10803 now. You don’t know where it ranks.
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How 10803 ranks in New York-Newark-Jersey City, NY-NJ-PA
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