Real Estate Investing in Warwick, New York (10990)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 10990 (Warwick, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Warwick, NY (10990)?
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Market Analysis: 10990 Warwick
Meanwhile, ZIP 10990 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $586K median. It rewards specialists, not generalists.
Rent of $2,706/mo on a $586K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 10990 sits below the stated 0.0% once reality is priced in.
In the broader NY picture, 10990 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A robust renter share of 22% in 10990 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Warwick:
Property Strategy for 10990
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $311,626 | $1,360 | 3.1% | +6.8% | $311,626 |
| 2BR | $394,940 | $1,740 | 3.2% | +7.0% | $197,470 |
| 3BR | $504,940 | $2,210 | 3.2% | +8.3% | $168,313 |
| 4BR | $721,013 | $2,370 | 2.4% | +8.7% | $180,253 |
| 5BR | $784,853 | — | — | +8.8% | $156,971 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 10990 Compare?
| Metric | 10990 | Warwick | Poughkeepsie-Newburgh-Middletown, NY | New York |
|---|---|---|---|---|
| Home Value | $586,359 | $586,359 | N/A | $505,608 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.6% |
| Avg Rent | $2,706 | $2,706 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 10990 (Warwick, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $586,359 |
| Monthly Rent | $2,706 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (3.6%). 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 10990
Population: 20,370
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 10990
Schools in This ZIP Code
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 1,348 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Warwick, NY?
Warwick, NY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Which investment style suits Warwick, NY?
A careful cash-flow rentals with hands-on management strategy Warwick, NY best. The market produces reliable results for that approach at the $586K price point.
Are homes affordable in Warwick, NY?
Warwick, NY home values average about $586K. That price point suits investors targeting rentals with $2,706/mo in monthly income.
Does a duplex house hack pencil in Warwick, NY?
The a challenging house-hack environment in Warwick, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Does Warwick, NY favor landlords or tenants?
Warwick, NY operates under NY law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
You know 10990 now. You don’t know where it ranks.
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How 10990 ranks in Poughkeepsie-Newburgh-Middletown, NY
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