Real Estate Investing in Atlantic Beach, New York (11509)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 11509 (Atlantic Beach, NY)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 37.7% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 45.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Atlantic Beach, NY (11509)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 11509 Atlantic Beach
ZIP 11509 inside Nassau County looks affordable on the surface — median value of $1.5M — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 11509 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In practical terms, 11509 offers a low basis, the region around Atlantic Beach has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A sturdy renter share of 7% in 11509 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
looks to 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 Atlantic Beach:
Property Strategy for 11509
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $1,171,207 | $3,960 | 2.4% | +8.1% | $390,402 |
| 4BR | $1,403,791 | $4,240 | 2.2% | +8.8% | $350,948 |
| 5BR | $1,890,620 | — | — | +9.2% | $378,124 |
Market Trends
Home Value History (with trend line)
📊 How Does 11509 Compare?
| Metric | 11509 | Atlantic Beach | New York |
|---|---|---|---|
| Home Value | $1,503,037 | $1,503,037 | $505,608 |
| 5-Year CAGR | 7.5% | 7.5% | 6.6% |
| Avg Rent | $2,754 | $2,754 | - |
| Cap Rate | 1.4% | 1.4% | - |
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 11509 (Atlantic Beach, NY). Anonymous, moderated, never written by AI.
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Property managers serving Nassau County
Manage rentals here? List your business →Bell Realty Management, Inc. is a premier management company for apartment houses, retail, office, mixed-use, and various commercial properties in NYC and Long Island. summary from their website
Cain Realty Management Corp. is a family-owned and operated industrial and commercial property management company in Plainview, NY. summary from their website
Boraie Development creates and manages visionary communities in New Jersey's urban centers, focusing on transformative projects. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,503,037 |
| Monthly Rent | $2,754 |
| Price-to-Rent | 45.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.2% |
| Cap Rate | 1.4% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (1.4%). 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 11509
Population: 1,747
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 11509
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
LAWRENCE ELEMENTARY SCHOOL AT BROADWAY CAMPUS
LAWRENCE MIDDLE SCHOOL AT BROADWAY CAMPUS
LAWRENCE PRIMARY SCHOOL AT #2 SCHOOL
LAWRENCE SENIOR HIGH SCHOOL
CHALLENGE PREPARATORY CHARTER 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
Do rentals sit vacant long in Atlantic Beach, NY?
Rental vacancy in Atlantic Beach, NY is elevated. Investors should budget normal turnover but not chronic empty units.
How strong is the working-renter base in Atlantic Beach, NY?
Tenant demand in Atlantic Beach, NY is solid. The local workforce $2,754/mo rents across most rental classes.
How strong are rents in Atlantic Beach, NY?
Investors in Atlantic Beach, NY typically see rents near $2,754/mo per month against $1.5M home values - a solid setup for rental cash flow.
Which investment style suits Atlantic Beach, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Atlantic Beach, NY. With home values at $1.5M and rents near $2,754/mo, other strategies can work but produce even-keeled rather than outsized returns.
Is real estate in Atlantic Beach, NY a good investment right now?
Atlantic Beach, NY rates 3.0/5 for investability. With median values at $1.5M and rents near $2,754/mo, the market offers reasonable fundamentals for rental investors.
You know 11509 now. You don’t know where it ranks.
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How 11509 ranks in New York-Newark-Jersey City, NY-NJ-PA
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