Real Estate Investing in Garnerville, New York (10923)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 10923 (Garnerville, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Garnerville, NY (10923)?
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Market Analysis: 10923 Garnerville
ZIP 10923 in Garnerville, NY carries a notable set of headwinds. Home values near $629K and rents of $2,538/mo sit inside a market where underwriting has to be tight.
Rent of $2,538/mo on a $629K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 10923 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Garnerville have seen price recovery that 10923 has not matched. Rockland County data supports the view that the spread is structural rather than temporary.
Employment concentration in 10923 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. healthy returns are possible in 10923, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Garnerville:
Property Strategy for 10923
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $410,795 | $2,820 | 4.9% | +8.1% | $205,398 |
| 3BR | $507,927 | $3,530 | 5.0% | +8.7% | $169,309 |
| 4BR | $659,492 | $3,840 | 4.2% | +9.0% | $164,873 |
| 5BR | $708,997 | — | — | +9.0% | $141,799 |
Market Trends
Home Value History (with trend line)
📊 How Does 10923 Compare?
| Metric | 10923 | Garnerville | New York |
|---|---|---|---|
| Home Value | $628,625 | $628,625 | $505,608 |
| 5-Year CAGR | 7.6% | 7.6% | 6.6% |
| Avg Rent | $2,538 | $2,538 | - |
| Cap Rate | 3.2% | 3.2% | - |
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 10923 (Garnerville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $628,625 |
| Monthly Rent | $2,538 |
| Price-to-Rent | 20.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.2% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (3.2%). 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 10923
Population: 9,188
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 10923
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
HAVERSTRAW ELEMENTARY SCHOOL
THIELLS ELEMENTARY SCHOOL
WEST HAVERSTRAW ELEMENTARY SCHOOL
WILLOW GROVE ELEMENTARY SCHOOL
FIELDSTONE 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 1,780 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Garnerville, NY for real estate investors?
Garnerville, NY scores 3.0/5 for investability. Home values sit at $629K and rents near $2,538/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How landlord-friendly is Garnerville, NY?
The landlord environment in Garnerville, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What is the typical rental rate in Garnerville, NY?
Investors in Garnerville, NY typically see rents near $2,538/mo per month against $629K home values - a solid setup for rental cash flow.
What investment strategy works best in Garnerville, NY?
In Garnerville, NY the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $629K prices and $2,538/mo rents suits that approach.
Is vacancy a concern in Garnerville, NY?
Expect elevated vacancy in Garnerville, NY. Rents at $2,538/mo are absorbed by the tenant base without meaningful lag.
You know 10923 now. You don’t know where it ranks.
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How 10923 ranks in New York-Newark-Jersey City, NY-NJ-PA
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