Real Estate Investing in Valley Cottage, New York (10989)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 10989 (Valley Cottage, 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 Valley Cottage, NY (10989)?
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Market Analysis: 10989 Valley Cottage
The 10989 ZIP covers a section of Valley Cottage that demands careful diligence. Prices near $661K look accessible, but the work to make a deal cash flow is real.
The 10989 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 10989's metrics run below Rockland County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 10989 includes headwinds that any investor should price in. Income distribution skews lower than Valley Cottage averages, and tenant stability requires active management.
Distressed ZIPs reward experience. resilient returns are possible in 10989, 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 Valley Cottage:
Property Strategy for 10989
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $313,796 | $3,160 | 7.3% | +6.2% | $313,796 |
| 2BR | $407,207 | $3,460 | 6.1% | +7.0% | $203,604 |
| 3BR | $650,810 | $4,330 | 4.8% | +8.2% | $216,937 |
| 4BR | $762,542 | $4,710 | 4.4% | +8.2% | $190,636 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 10989 Compare?
| Metric | 10989 | Valley Cottage | New York |
|---|---|---|---|
| Home Value | $660,837 | $660,837 | $505,608 |
| 5-Year CAGR | 5.8% | 5.8% | 6.6% |
| Avg Rent | $2,800 | $2,800 | - |
| Cap Rate | 3.3% | 3.3% | - |
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 10989 (Valley Cottage, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $660,837 |
| Monthly Rent | $2,800 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (3.3%). 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 10989
Population: 8,410
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 10989
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
FELIX FESTA ACHIEVEMENT MIDDLE SCHOOL
FELIX FESTA CHARACTER MIDDLE SCHOOL
FELIX FESTA DETERMINATION MIDDLE SCHOOL
LAKEWOOD ELEMENTARY SCHOOL
NYACK 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
Frequently Asked Questions
Is Valley Cottage in NY worth investing in?
Investors tracking Valley Cottage, NY will find a 3.0/5 rating supported by $661K median home values and $2,800/mo rents. That profile suits long-term holders targeting predictable returns.
What is the typical vacancy rate in Valley Cottage, NY?
Valley Cottage, NY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the tenant pool like in Valley Cottage, NY?
The tenant pool in Valley Cottage, NY is solid, supported by local employment and population fundamentals. Rents of $2,800/mo are well-absorbed by the market.
Does a duplex house hack pencil in Valley Cottage, NY?
For house hackers, Valley Cottage, NY is a challenging. The $2,800/mo rent on a unit helps defray the mortgage on a $661K property.
What monthly rent should investors expect in Valley Cottage, NY?
Average rent in Valley Cottage, NY is approximately $2,800/mo per month. Against $661K home values that yields a reasonable rent-to-price ratio.
You know 10989 now. You don’t know where it ranks.
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How 10989 ranks in New York-Newark-Jersey City, NY-NJ-PA
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