Real Estate Investing in Patchogue, New York (11772)
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Should you buy in 11772 (Patchogue, 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 Patchogue, NY (11772)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 11772 Patchogue
The 11772 ZIP in Patchogue, NY is a local-operator market. Outside capital chasing a $608K entry has to pair deep knowledge with the discount.
For an experienced owner, 11772 can be a a credible choice for hunting ground — but the discount at $608K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Patchogue have seen price recovery that 11772 has not matched. Suffolk County data supports the view that the spread is structural rather than temporary.
Employment concentration in 11772 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 11772 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Patchogue:
Property Strategy for 11772
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $289,940 | $2,140 | 5.3% | +8.0% | $289,940 |
| 2BR | $500,116 | $2,470 | 3.6% | +9.3% | $250,058 |
| 3BR | $581,941 | $3,200 | 4.0% | +9.1% | $193,980 |
| 4BR | $641,047 | $3,390 | 3.8% | +8.4% | $160,262 |
| 5BR | $684,819 | — | — | +8.2% | $136,964 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 11772 Compare?
| Metric | 11772 | Patchogue | New York |
|---|---|---|---|
| Home Value | $607,502 | $607,502 | $505,608 |
| 5-Year CAGR | 5.9% | 5.9% | 6.6% |
| Avg Rent | $2,798 | $2,798 | - |
| 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 11772 (Patchogue, NY). Anonymous, moderated, never written by AI.
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Property managers serving Suffolk County
Manage rentals here? List your business →CXA Management provides property management services. summary from their website
Eminent Properties Ltd is a property management company. 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 | $607,502 |
| Monthly Rent | $2,798 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 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 11772
Population: 45,006
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 11772
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
FRANK P LONG INTERMEDIATE SCHOOL
BELLPORT MIDDLE SCHOOL
BLUE POINT ELEMENTARY SCHOOL
KREAMER STREET 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
Investor Insight: With 2,927 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Patchogue, NY?
The median home value in Patchogue, NY is roughly $608K. That puts it reasonable relative to the NY statewide average.
Is it easy to find good tenants in Patchogue, NY?
The renter base in Patchogue, NY is reasonable for the $2,798/mo price point. Screening well and pricing to market typically yields steady tenants.
What is the average monthly rent in Patchogue, NY?
Rent in Patchogue, NY is around $2,798/mo. The resulting rent-to-value relationship with $608K pricing is reasonable for most investor models.
How do landlord-tenant laws work in Patchogue, NY?
NY law tenant-protective for landlords, and Patchogue inherits those rules. Investors should still review local ordinances for rental licensing.
Does a duplex house hack pencil in Patchogue, NY?
For house hackers, Patchogue, NY is a challenging. The $2,798/mo rent on a unit helps defray the mortgage on a $608K property.
You know 11772 now. You don’t know where it ranks.
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How 11772 ranks in New York-Newark-Jersey City, NY-NJ-PA
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