Real Estate Investing in Hillburn, New York (10931)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 10931 (Hillburn, 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.
- Elevated vacancy: 10.7% vacancy may signal weakening demand.
- 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 Hillburn, NY (10931)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 10931 Hillburn
Not every below-median market is a bargain. Hillburn's 10931 ZIP registers signals that favor experienced operators who can absorb the risk $518K pricing implies.
Looking more closely, the numbers look inviting — $518K purchase price, 0.0% nominal cap — the work to hit that pro forma in 10931 is substantial and deserves full respect.
Regionally, 10931 sits on the difficult end of the NY spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 10931 includes headwinds that any investor should price in. Income distribution skews lower than Hillburn averages, and tenant stability requires active management.
New investors are better served looking at Hillburn's stable or hybrid ZIPs before stepping into 10931. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Hillburn:
Market Trends
Home Value History (with trend line)
📊 How Does 10931 Compare?
| Metric | 10931 | Hillburn | New York |
|---|---|---|---|
| Home Value | $517,857 | $517,857 | $505,608 |
| 5-Year CAGR | 5.2% | 5.2% | 6.6% |
| Avg Rent | $2,817 | $2,817 | - |
| Cap Rate | 4.2% | 4.2% | - |
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 10931 (Hillburn, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $517,857 |
| Monthly Rent | $2,817 |
| Price-to-Rent | 15.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (4.2%). 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 10931
Population: 1,170
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 10931
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
MONTEBELLO ROAD SCHOOL
RICHARD P CONNOR ELEMENTARY SCHOOL
VIOLA ELEMENTARY SCHOOL
CHERRY LANE ELEMENTARY SCHOOL
SLOATSBURG 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
Investor Insight: With 1,785 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are eviction rules reasonable in Hillburn, NY?
NY law tenant-protective for landlords, and Hillburn inherits those rules. Investors should still review local ordinances for rental licensing.
How deep is the rental pool in Hillburn, NY?
The renter base in Hillburn, NY is reasonable for the $2,817/mo price point. Screening well and pricing to market typically yields stable tenants.
What is the median home value in Hillburn, NY?
In Hillburn, NY the median home value sits at $518K. Against the broader NY market, that reads as reasonable for most investors.
Can I live-in-and-rent in Hillburn, NY?
The a challenging house-hack environment in Hillburn, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How should investors approach Hillburn, NY?
For Hillburn, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 10931 now. You don’t know where it ranks.
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How 10931 ranks in New York-Newark-Jersey City, NY-NJ-PA
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