Real Estate Investing in Sayville, New York (11782)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 11782 (Sayville, 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: 19.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sayville, NY (11782)?
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Market Analysis: 11782 Sayville
This part of Suffolk County is not an easy win. The 11782 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Meanwhile, the numbers look inviting — $778K purchase price, 0.0% nominal cap — the work to hit that pro forma in 11782 is substantial and deserves full respect.
Regionally, 11782 sits on the difficult end of the NY spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
The 11782 ZIP's population of 14,537 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The right play in 11782 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 Sayville:
Property Strategy for 11782
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $565,475 | $2,820 | 3.6% | +6.9% | $282,738 |
| 3BR | $725,406 | $3,660 | 3.6% | +7.9% | $241,802 |
| 4BR | $854,242 | $3,870 | 3.3% | +8.0% | $213,561 |
| 5BR | $990,408 | — | — | +7.7% | $198,082 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 11782 Compare?
| Metric | 11782 | Sayville | New York |
|---|---|---|---|
| Home Value | $777,743 | $777,743 | $505,608 |
| 5-Year CAGR | 4.8% | 4.8% | 6.6% |
| Avg Rent | $2,687 | $2,687 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 11782 (Sayville, 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 | $777,743 |
| Monthly Rent | $2,687 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (2.7%). 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 11782
Population: 14,537
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 11782
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
ACADEMY STREET ELEMENTARY SCHOOL
BAYPORT-BLUE POINT HIGH SCHOOL
JAMES WILSON YOUNG MIDDLE SCHOOL
OAKDALE-BOHEMIA MIDDLE SCHOOL
BLUE POINT 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
Do landlords face vacancy issues in Sayville, NY?
Sayville, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
What are rental rates like in Sayville, NY?
Expect rents around $2,687/mo per month in Sayville, NY. With home values at $778K, the yield math works out to reasonable levels for rental investors.
How strong is tenant demand in Sayville, NY?
Tenant demand in Sayville, NY is solid. The local workforce $2,687/mo rents across most rental classes.
Is Sayville, NY a friendly market for rental owners?
Landlord-friendliness in Sayville, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How should investors approach Sayville, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Sayville, NY. The numbers - $778K homes against $2,687/mo rents - support that play.
You know 11782 now. You don’t know where it ranks.
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How 11782 ranks in New York-Newark-Jersey City, NY-NJ-PA
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