Real Estate Investing in Tomkins Cove, New York (10986)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 10986 (Tomkins Cove, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 Tomkins Cove, NY (10986)?
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Market Analysis: 10986 Tomkins Cove
Investors eyeing 10986 need to respect the fundamentals at play. Home values of $710K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 10986 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within NY, ZIP 10986 trails on several market indicators that neighboring Rockland County submarkets outperform. The gap is real and significant enough to shape underwriting.
Who lives in 10986 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 10986 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Tomkins Cove:
Property Strategy for 10986
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $587,291 | $3,780 | 4.6% | +9.0% | $195,764 |
| 4BR | $800,300 | $4,060 | 3.7% | +9.6% | $200,075 |
Market Trends
Home Value History (with trend line)
📊 How Does 10986 Compare?
| Metric | 10986 | Tomkins Cove | New York |
|---|---|---|---|
| Home Value | $710,365 | $710,365 | $505,608 |
| 5-Year CAGR | 7.2% | 7.2% | 6.6% |
| Avg Rent | $2,727 | $2,727 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 10986 (Tomkins Cove, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $710,365 |
| Monthly Rent | $2,727 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (3.0%). 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 10986
Population: 1,402
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 10986
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
BUCHANAN-VERPLANCK 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
What are home prices like in Tomkins Cove, NY?
Median home price in Tomkins Cove, NY is near $710K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Does Tomkins Cove, NY favor landlords or tenants?
Tomkins Cove, NY operates under NY law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
How high is vacancy risk in Tomkins Cove, NY?
Tomkins Cove, NY carries elevated vacancy risk. Expect predictable absorption at market rents of $2,727/mo.
Is Tomkins Cove, NY good for house hacking?
House hacking in Tomkins Cove, NY is a challenging. With home values around $710K and rents at $2,727/mo, owner-occupants can offset a meaningful share of PITI.
How do experienced investors play Tomkins Cove, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Tomkins Cove, NY. The numbers - $710K homes against $2,727/mo rents - support that play.
You know 10986 now. You don’t know where it ranks.
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How 10986 ranks in New York-Newark-Jersey City, NY-NJ-PA
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