Rental market · Valley Stream, NY · Village
Valley Stream, NY: average rent, home values, and rental yield
Middle Atlantic · Population 40,315
DatasetCity Market Score, model balanced4,812 of 5,233 tracked U.S. markets rankedgenerated 2026-10-06Latest source releases: Zillow ZHVI/ZORI 2026-08 · Census ACS 5-yr 2024 · Census PEP 2025 · Census BPS 2025 · BLS LAUS 2025 · Redfin 2026-05 · FBI CDE 2025How this is built
F34.9
#3,952 of 4,812 ranked markets
Overall Score 34.9 · stronger than 18% of ranked markets
Confidence 94/100 · 1 of 13 factors imputed
On the ranked lists: one of 1,079 most stable markets. List pages show the top 100.
Grade F: the biggest single drag is Cash Flow, 14.4 of 100 at 35% of the score, which is 64% of the distance to a perfect 100. See the arithmetic
Why this market does or does not qualify
Overall City Market Score rank #3,952 of 4,812. It does not enter the Buy & Hold shortlist under the baseline screen. Why rank and cash flow can disagree
Investor-entry estimate$683,291
Modeled rent$2,919/mo
20% down · base cash flow−$2,590/mo
25% down · rent stress to base−$2,580/mo to −$2,360/mo
Hold Coverage · 20% / 25%0.29 / 0.31
Conditional price ceiling · 25%$300,878
Required rent at entry estimate$6,630/mo
Limiting requirementDoes not pass the existing category-quality gate
Price × rent decision grid · 25% down
Change the two inputs that usually decide the deal. Green cells clear the three financial requirements before the separate quality and data gates.
| Monthly cash flow / Hold Coverage | 10% below entry$614,962 | Entry estimate$683,291 | 10% above entry$751,621 |
|---|---|---|---|
| 10% higher rent$3,211/mo | −$1,670/moHC 0.46 · does not clear | −$2,130/moHC 0.37 · does not clear | −$2,590/moHC 0.31 · does not clear |
| Modeled rent$2,919/mo | −$1,900/moHC 0.38 · does not clear | −$2,360/moHC 0.31 · does not clear | −$2,820/moHC 0.25 · does not clear |
| 10% lower rent$2,628/mo | −$2,120/moHC 0.31 · does not clear | −$2,580/moHC 0.24 · does not clear | −$3,050/moHC 0.19 · does not clear |
Expense waterfall · base case
Monthly, rounded to $10. NOI excludes CapEx and debt service.
- Scheduled rent+$2,920/mo
- Vacancy allowance−$150/mo
- Management−$220/mo
- Maintenance−$150/mo
- Property tax−$920/mo
- Insurance allowance−$280/mo
- NOI+$1,200/mo
- CapEx reserve−$150/mo
- Debt service−$3,410/mo
- Cash flow−$2,360/mo
Base−$2,360/mo · HC 0.31Rent stress−$2,580/mo · rent −10%Insurance-expense stress−$2,930/mo · allowance 1.5%
Two supported strengths
Stability 68/100 and Growth 48/100.
Weakest measured signal
Cash Flow is the weakest category at 14/100.
Census ranges, not measurements. The Census Bureau publishes this city's median real-estate tax only as "$10,000 or more" (ACS table B25103), carried as the code $10,001, so the property tax rate built on it is a bound. This Buy & Hold verdict, the decision grid and the waterfall are computed at that code, so read every cash-flow figure here as a ceiling: the true figure is lower.
Primary evidenced risk: expense-adjusted yield is the weakest measured factor (10th national percentile). Data caveat: price is Zillow Bottom-Tier ZHVI (5th–35th percentile); rent is ZORI asking rent and is not bedroom- or property-matched. Insurance is a 0.5% annual allowance, not a quote.
Scenario buy-hold-v1-2026-09-19: 7% fixed financing for 30 years; 20% and 25% down; 5% vacancy; 8% management on collected rent; 5% maintenance and 5% CapEx on scheduled rent; measured local property tax; 3% closing costs. Qualification also requires positive cash flow, Hold Coverage at least 1.10, nonnegative cash flow after 10% lower rent, and the existing quality and data gates.
Property verification checklist
- Confirm achievable rent with bedroom-matched comps, current listings, and any existing lease.
- Use the parcel’s actual tax bill and reassessment rules.
- Obtain a landlord insurance quote, including wind, flood, or named-storm coverage where relevant.
- Inspect roof, structure, mechanicals, deferred maintenance, and immediate capital needs.
- Verify utilities, HOA, licensing, inspection, registration, and local rental rules.
- Replace the modeled loan with a current lender quote, points, closing costs, and reserve requirements.
Why this grade
Overall 34.9 is a weighted geometric mean of the three category scores. Because they are multiplied rather than averaged, their distances from a perfect 100 combine as an exact identity, and each category's share of that distance is the arithmetic below, not an estimate. Cash Flow carries 64% of it, which is what makes it the binding constraint on this grade.
Cash Flow · 35% weight
14.4 / 100
64% of the shortfall
Growth · 35% weight
47.7 / 100
25% of the shortfall
Stability · 30% weight
67.6 / 100
11% of the shortfall
Inside Cash Flow, the shortfall splits over the factors the model scored here, exactly, in proportion to their published weights. The largest component is expense-adjusted yield (weight 22 of the category's 35, 10th national percentile, 66% of the category's own shortfall); next is price to income (weight 13 of the category's 35, 22nd national percentile, 34% of the category's own shortfall).
What this is not. It is not a claim that a different value on any one factor would produce a different score or a different grade. Every factor is scored as a national percentile and the grade is a percentile cut against the other 4,812 ranked markets, so this market's position moves only relative to all of them, never on its own. No factor was dropped for this market. 1 of the 13 factor was imputed (rent growth): the model had no city input of the kind it scores, so it used a reference median instead of a measurement (the same county, or the same state and population band; a national median for a yield cost input), and the factor table marks it as a fallback.
How Valley Stream ranks nationally
Each row places Valley Stream among all 4,812 ranked U.S. markets: the marker is this city, the centre tick is the national median, and the bar runs from one to the other. Further right is better for an investor; inverted measures (crime, vacancy, price-to-income) are already flipped.
Overall Scorethe flagship rank
34.918th percentile
Cash Flowyield & affordability
149th percentile
Growthpopulation, jobs, income
4846th percentile
Stabilitycrime, vacancy, unemployment
6887th percentile
Expense-adjusted yield1.0% net of costs, scored at a Census open-ended code
1010th percentile
Affordabilityprice-to-income 5.8×
22more affordable than 22%
Violent crime139 /100k/yr
64safer than 64%
Rental vacancy1.0% vacant
97tighter than 97%
Population growth0.4%/yr (capped)
5252nd percentile
Job growth0.2%/yr (capped)
3333rd percentile
What a deal looks like here
A market-level buy-box for Valley Stream, built from this market's own numbers: the investor-entry price, its rent, and local carrying costs. The market grade is a quality screen; the deal verdict below is this financing scenario only. An illustrative scenario, not a listing.
Target buy price
$683,291
Expected rent
$2,919 /mo
Rent-to-price
0.43%
Cap rate
2.1%
Cash-on-cash
-14.8% at 25% dn
NOI-based DSCR
0.35
Hold Coverage
0.31 after CapEx reserve
Does not meet screen. At 25% down, named scenarios span −$2,580 to −$2,360/mo after reserves (10% lower-rent stress to base case). This range is not a confidence interval.
Buy target = Zillow Bottom-Tier ZHVI (5th–35th percentile) $683,291; typical home value $769,547. Rent = Zillow ZORI typical asking rent. Census ranges, not measurements: The Census Bureau publishes this city's median real-estate tax only as "$10,000 or more" (ACS table B25103), carried as the code $10,001, so the property tax rate built on it is a bound. So read every cash-flow figure on this card as a ceiling: the true figure is lower. Assumptions: 25% down, 7% / 30-yr, 5% vacancy, 8% management on collected rent, 5% maintenance, 5% CapEx reserve excluded from NOI and subtracted from cash flow, 0.5% insurance, 1.62% property tax. Illustrative market-level scenario: not a listing, appraisal, recommendation, or underwriting decision. Zillow price and rent as of 2026-08-31; dataset generated 2026-10-06.
Market Negotiation Leverage
Some buyer leverage (66th percentile among 6,196 cities with Redfin coverage)
Equal-weight composite of three Redfin signals’ national percentiles (days on market 42, months of supply 3.8, sale-to-list 97.7%), direction-adjusted so a higher percentile always means more room for a buyer to negotiate. This is a cross-sectional snapshot against every other tracked city today, not a seasonal or historical baseline for this specific city (no multi-year time series is committed for this data). Not a prediction of what any specific seller will accept. Source: Redfin Data Center. See how this is calculated.
Measured market data
Measured observations for Valley Stream, shown as context beside the market score (none of it feeds the score), and the model weights are unchanged. These are different measurements from the Census figures in the factor table: the ACS median value is what owners report in a 5-year survey, while ZHVI is a monthly index of typical value; ACS median gross rent is what sitting tenants pay including utilities, while ZORI indexes asking rent on newly listed units. Neither corrects the other. Monthly series, revised in recent months, observed 2026-07, not live.
20 measured Zillow figurestypical value $776,097 · asking rent $2,967/mo · measured gross yield 4.59% · observed 2026-07Show table
| Zillow Home Value Index (ZHVI, mid tier) | $776,097 |
|---|---|
| ZHVI bottom tier (5th–35th pct) | $688,168 |
| ZHVI top tier (65th–95th pct) | $957,296 |
| ZHVI, single-family only | $781,701 |
| Zillow asking-rent index (ZORI) | $2,967/mo |
| Measured gross yield (ZORI × 12 ÷ ZHVI) | 4.59% |
| Market heat index | 95 |
| Median days to pending | 28 |
| Share of listings with a price cut | 17.0% |
| Median sale-to-list ratio | 99.7% |
| For-sale inventory | 164 |
| New listings | 58 |
| Median list price | $799,000 |
| Median sale price | $765,000 |
| Measured 3-yr value growth | 5.64%/yr |
| Measured 5-yr value growth | 4.96%/yr |
| ZHVI, 2-bedroom | $578,274 |
| ZHVI, 3-bedroom | $761,034 |
| ZHVI, 4-bedroom | $817,798 |
| ZHVI, 5-bedroom | $1,007,315 |
Source: Zillow Economic Research public research data, observation month 2026-07. Zillow is not affiliated with, and does not endorse, Compounding Estates.
Typical home value $769,547
Median rent $2,919/mo
Population 40,315
Region Middle Atlantic
Price & rent history
Home value $225,847 → $769,547 (2000-01–2026-08) · Asking rent $2,875 → $2,919 (2024-12–2026-08)
Source: Zillow ZHVI (home value), quarterly from 2000-01, monthly from 2016-09 to 2026-08; Zillow ZORI (asking rent), monthly from 2024-12 to 2026-08. Home value uses the left axis, rent the right; toggle either series, change the range, hover to read any point. Gaps in the source series are left as gaps - never interpolated.
ZIP markets in Valley Stream
4 Census ZIP Codes (ZCTAs) officially overlap Valley Stream by land area · 3 data-eligible for subscores. Overlap is Census land-area share, not a population or address share. Each ZIP Code's overall Rental Investor ZIP Score, grade and canonical national rank are shown below (the two component signals, affordability and rental market, are separate percentiles). There is no city-scoped ZIP rank: city overlap isn't a ranking universe, so only the national rank is shown. These ZIP rankings sit in the ZIP universe only, never mixed with, and not directly comparable to, Valley Stream's city ranking. Vintage: the Key metric column below is Census ACS 2020–2024 (5-year), the same survey release as the figures used above for Valley Stream itself; a city and a ZIP Code are different geographies, so the same measure can still show a different number at each level.
4 of 4 overlapping ZIP Code areas, scoredgrade, overall Rental Investor ZIP Score and national rank for each, on a separate model from this page's city scoreShow table
| ZIP Code | Overallgrade · natl rank | Tier · overlap | Affordabilitysignal · natl rank | Rental marketsignal · natl rank | Key metric |
|---|---|---|---|---|---|
| 11580Valley Stream | D 39#13,763 nat | RankedPrimary | 17#19,676 of 20,132 · bottom 2% | 45#12,005 of 20,132 · bottom 40% | 3.9%Survey yield |
| 11581Valley Stream | C 45#11,465 nat | RankedPrimary | 22#19,117 of 20,132 · bottom 5% | 29#17,194 of 20,132 · bottom 15% | 4.1%Survey yield |
| 11557Hewlett | — | Profile0.3% overlap | — | — | 2.2%Survey yield |
| 11563Lynbrook | C 44#11,751 nat | Ranked0.2% overlap | 22#19,015 of 20,132 · bottom 6% | 39#14,601 of 20,132 · bottom 27% | 4.4%Survey yield |
The honest read
Valley Stream scores 35/100 overall (grade F): 14 for Cash Flow, 48 for Growth, and 68 for Stability, each a 0–100 score built from the factors in that category. The scenario above shows what a representative investor-entry purchase pencils out to at today's rates. Everything we can measure is in the table below, with its source.
Every factor, shown
The Overall score blends three category scores built from thirteen factors: Cash Flow (35%), Growth (35%), and Stability (30%). The tag on each percentile names the category a scored factor feeds; untagged rows are context, not scored. Each band chip restates that row's percentile in words. Every value carries its source and as-of date; a fallback source or imputed value is marked fallback. How the score works.
| Factor | Value | National percentile | Source · as-of | What it means |
|---|---|---|---|---|
| Expense-adjusted yield open-ended input | 1.0% | Bottom quartile10th percentile · Cash Flow | Zillow ZORI/ZHVI · 2026-08-31 | Annual rent divided by price, net of a modeled vacancy, tax, capex, and management allowance: the core of the Cash Flow category and what the score is actually computed from. The unadjusted gross yield is shown elsewhere on this page. The model scored this figure at the Census code for the median real-estate tax only as $10,000 or more. The true figure is at most what the published boundary gives. |
| Price to income | 5.8x | Bottom quartile22nd percentile · Cash Flow | Zillow + ACS income · 2026-08-31 | Home price over local median income. Lower is cheaper relative to what people earn. Part of the Cash Flow category. |
| Population growth | 0.4%/yr | Above median52nd percentile · Growth | Census PEP · Census PEP 2020→2025 (vintage 2025) + Census PEP 2015→2025 (vintages 2019+2025) | Census population trend for the place, capped at 4.5%/yr before scoring (diminishing returns above that rate): the heaviest factor in the Growth category. |
| Job growth | 0.2%/yr | Below median33rd percentile · Growth | BLS LAUS (county) · BLS LAUS county annual 2019→2025 (pre-COVID anchor; 2025 is an 11-month average) + BLS LAUS county annual 2015→2025 | County employment trend, capped at 4.0%/yr before scoring (diminishing returns above that rate). A Growth-category factor. |
| Income growth | 3.9%/yr | Below median28th percentile · Growth | Census ACS · ACS 5-yr 2020-2024 | Local median-income trend. A Growth-category factor. |
| Rent growth fallback | 5.1%/yr | Top quartile86th percentile · Growth | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | A 40/60 blend of 3-year and 10-year rent trend (the model's own weighting). A Growth-category factor. |
| Home-value growth | 5.8%/yr | Top quartile79th percentile · Growth | Zillow ZHVI · 3yr + 10yr to 2026-08-31 | A 40/60 blend of 3-year and 10-year price trend (the model's own weighting). A small Growth-category factor. |
| Violent crime | 139 /100k/yr, county | Above median64th percentile · Stability | FBI Crime Data Explorer · 2025 | Reported violent crimes per 100,000 residents a year (the FBI's monthly agency rates, times 12), via the county sheriff (no municipal agency report). Scored in Stability (weight 10 of its 30). City-level data cannot resolve within-neighborhood risk. |
| Property crime | 963 /100k/yr, county | Above median71st percentile · Stability | FBI Crime Data Explorer · 2025 | Reported property crimes per 100,000 residents a year. Scored in Stability (weight 3 of its 30). |
| Unemployment | 3.3% | Top quartile85th percentile · Stability | BLS LAUS (county) · BLS LAUS county annual 2025 (11-month average) | County unemployment rate. Lower is steadier, a Stability-category factor. |
| Rental vacancy | 1.0% | Top 10%97th percentile · Stability | Census ACS B25004 · ACS 5-yr 2020-2024 | Share of rentals empty. Lower means more pricing power. A Stability-category factor. |
| Property tax rate open-ended input | 1.6% | Bottom quartile21st percentile · Stability | Census ACS B25103/B25077 · ACS 5-yr 2020-2024 | Median tax over median value. A direct drag on cash flow, scored in the Stability category as carrying-cost burden. The model scored this figure at the Census code for the median real-estate tax only as $10,000 or more. The true figure is at least what the published boundary gives. |
| Months of supply | 3.8 mo | Below median33rd percentile · Stability | Redfin Data Center · 2026-05-01 | Listings over sales pace. Under about 4 is a seller market, over 6 a buyer market. A Stability-category factor. |
| Days on market | 42 days | Below median47th percentile | Redfin Data Center · 2026-05-01 | How fast homes sell. Lower means more liquidity and an easier exit. Shown for context, not scored. |
| Sale-to-list ratio | 97.7% | Below median26th percentile | Redfin Data Center · 2026-05-01 | Sale price over asking. Above 100% means homes clear over ask. Shown for context, not scored. |
| Net domestic migration | -3.7/1k | Below median27th percentile | Census PEP (county) · PEP vintage 2025 | Net people moving in or out of the county, per 1,000 residents. Shown for context, not scored. |
| Building permits | 4.4/1k | Top quartile82nd percentile | Census BPS (county) · BPS 2025 | New-construction permits per 1,000 homes. More means more supply coming. Shown for context, not scored. |
| Rent burden | 32% | Below median34th percentile | Census ACS B25071 · ACS 5-yr 2020-2024 | Median rent as a share of income. Higher means less headroom for increases. Shown for context, not scored. |
| Median year built | 1951 | Bottom 10%6th percentile | Census ACS B25035 · ACS 5-yr 2020-2024 | Age of the housing stock. Older stock carries more capex. Shown for context, not scored. |
| Max drawdown | 27% | Below median35th percentile | Zillow ZHVI · 2026-08-31 | Worst peak-to-trough home-value decline on record. Shown for context, not scored. |
- * Job growth and unemployment are county-level (BLS LAUS, county FIPS 36059); large multi-county cities inherit their dominant county’s figures.
- The Census Bureau publishes this city's median real-estate tax only as "$10,000 or more" (ACS table B25103): an open-ended range, not an estimate, which the data carries as the code $10,001. Figures built on it are bounds: property tax rate at least 1.62%. The City Market Score uses the code as stored, so its property tax rate was scored at the code, not at a measured figure.
- Data flag: rentGrowth: ACS CAGR fallback. The score does not use a city figure for this factor: it uses the model cohort median shown in the factor table.
Where to go next from Valley Stream
Every link below is this market's own data taken one step further: its neighbours in the ranking, the same numbers side by side, or the same numbers in a calculator you can change.
Nearby in the New York rankings, and national look-alikes
- Webster, NYGrade F · score 35/100 · yield 5.3% · $400,196 · #3,945 nationalZillow ZHVI $352k (2024) to $400k (2026), +14%
- Ballston Spa, NYGrade F · score 35/100 · yield 5.5% · $437,074 · #3,951 nationalZillow ZHVI $116k (2000) to $437k (2026), +277%
- Binghamton, NYGrade F · score 34/100 · yield 10.6% · $192,215 · #3,993 nationalZillow ZHVI $169k (2024) to $192k (2026), +14%
- Albany, NYGrade F · score 34/100 · yield 5.9% · $332,657 · #3,995 nationalZillow ZHVI $109k (2000) to $333k (2026), +205%
- Fairbanks, AKGrade F · score 35/100 · yield 7.2% · $305,391 · #3,950 nationalZillow ZHVI $180k (2005) to $305k (2026), +70%
- Beverly, MAGrade F · score 35/100 · yield 4.4% · $763,088 · #3,955 nationalZillow ZHVI $227k (2000) to $763k (2026), +236%
- Richmond Heights, MOGrade F · score 35/100 · yield 4.8% · $394,221 · #3,953 nationalZillow ZHVI $163k (2000) to $394k (2026), +142%
Compare Valley Stream head to head
- Valley Stream vs Webster vs FairbanksThe pre-filled matchup: nearest in-state rank and closest national grade.
- Valley Stream vs Ballston Spa, NYGrade F · yield 5.5%
- Valley Stream vs Beverly, MAGrade F · yield 4.4%
- Pick your own opponentAny of the 5,233 tracked cities.
Underwrite a Valley Stream deal
- Cap rateOpens on Valley Stream's own entry price and rent. Change either one.
- Cash flow & DSCRMonthly cash flow and DSCR, prefilled with this market's numbers.
- Mortgage paymentP&I on Valley Stream's entry price at the assumptions shown above.
- All marketsCompare Valley Stream against 4,812 ranked cities.
- New York ZIP CodesEvery New York ZIP Code area (Census ZCTAs), scored separately from the city rankings.
- Ranked listsSix lists, each with a disclosed entry rule.
Ranked lists: Highest yield · Cheapest vs. income · Rent covers the mortgage · Under $200k · Fastest-growing · Most stable
For learning, not advice. A market screen from public data - not a forecast, not underwriting, not a recommendation to buy anywhere.