Real Estate Investing in Mill Neck, New York (11765)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 11765 (Mill Neck, 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.
- Elevated vacancy: 9.6% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 84.6 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mill Neck, NY (11765)?
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Market Analysis: 11765 Mill Neck
This part of Nassau County is not an easy win. The 11765 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 11765 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader NY picture, 11765 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 11765 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 11765 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 Mill Neck:
Market Trends
Home Value History (with trend line)
📊 How Does 11765 Compare?
| Metric | 11765 | Mill Neck | New York |
|---|---|---|---|
| Home Value | $2,797,199 | $2,797,199 | $505,608 |
| 5-Year CAGR | 8.1% | 8.1% | 6.6% |
| Avg Rent | $2,754 | $2,754 | - |
| Cap Rate | 0.8% | 0.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 11765 (Mill Neck, 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 | $2,797,199 |
| Monthly Rent | $2,754 |
| Price-to-Rent | 84.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.2% |
| Cap Rate | 0.8% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +10.7% ▲ |
| 3-Year CAGR | +9.6% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (0.8%). 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 11765
Population: 808
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 11765
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
LOCUST VALLEY HIGH SCHOOL
LOCUST VALLEY MIDDLE SCHOOL
OYSTER BAY HIGH SCHOOL
THEODORE ROOSEVELT SCHOOL
VERNON 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 656 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Mill Neck, NY?
Expect median prices around $2.8M in Mill Neck, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
What kind of tenants rent in Mill Neck, NY?
Mill Neck, NY offers a measured renter base at the $2,754/mo rent level. Tenant turnover is reasonable for well-managed properties.
What kind of market is Mill Neck, NY for investors?
Investors tracking Mill Neck, NY will find a 3.0/5 rating supported by $2.8M median home values and $2,754/mo rents. That profile suits long-term holders targeting consistent returns.
Is rental property easy to operate in Mill Neck, NY?
The landlord environment in Mill Neck, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What real estate strategy is ideal for Mill Neck, NY?
For Mill Neck, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
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