Real Estate Investing in Sound Beach, New York (11789)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 11789 (Sound Beach, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sound Beach, NY (11789)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 11789 Sound Beach
Stepping back, ZIP 11789 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $535K median. It rewards specialists, not generalists.
The investment case in 11789 is healthy only for operators who understand what they are buying. A $535K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 11789 sits on the difficult end of the NY spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 11789 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 11789 is an operator game, not a passive one. From a cash-flow lens, entry prices of $535K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Sound Beach:
Property Strategy for 11789
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $431,935 | $3,330 | 5.6% | +8.6% | $215,967 |
| 3BR | $527,039 | $4,320 | 5.9% | +8.9% | $175,680 |
| 4BR | $587,175 | $4,570 | 5.6% | +8.7% | $146,794 |
Market Trends
Home Value History (with trend line)
📊 How Does 11789 Compare?
| Metric | 11789 | Sound Beach | New York |
|---|---|---|---|
| Home Value | $535,124 | $535,124 | $505,608 |
| 5-Year CAGR | 5.8% | 5.8% | 6.6% |
| Avg Rent | $2,997 | $2,997 | - |
| Cap Rate | 4.4% | 4.4% | - |
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 11789 (Sound Beach, 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 | $535,124 |
| Monthly Rent | $2,997 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 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 (4.4%). 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 11789
Population: 7,447
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 11789
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
ANDREW MULLER PRIMARY SCHOOL
FRANK J CARASITI ELEMENTARY SCHOOL
JOSEPH A EDGAR IMTERMEDIATE SCHOOL
MOUNT SINAI MIDDLE SCHOOL
NORTH COUNTRY ROAD 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 2,761 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Sound Beach, NY?
Homes in Sound Beach, NY typically sell near $535K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Does house hacking work in Sound Beach, NY?
For house hackers, Sound Beach, NY is a challenging. The $2,997/mo rent on a unit helps defray the mortgage on a $535K property.
What is the average monthly rent in Sound Beach, NY?
Investors in Sound Beach, NY typically see rents near $2,997/mo per month against $535K home values - a solid setup for rental cash flow.
Is rental property easy to operate in Sound Beach, NY?
NY ranks as a tenant-protective state for landlord-tenant law. Sound Beach generally follows the statewide framework, so landlords face reasonable operating rules.
What is the renter demographic in Sound Beach, NY?
Tenant demand in Sound Beach, NY is solid. The local workforce $2,997/mo rents across most rental classes.
You know 11789 now. You don’t know where it ranks.
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How 11789 ranks in New York-Newark-Jersey City, NY-NJ-PA
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