The five-digit label 10009 is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In June 2026, Zillow ZORI was $5,026 per month, up 9.7% year over year. This is Zillow’s typical observed asking-rent index blended across rental types, not a signed-lease measure. The central tension is visible against the direct ZIP for-sale record: Redfin’s rolling-three-month median sold price was $1,039,265, rising 13.6% year over year, while annualized ZIP ZORI divided by that sale price equals 5.8%. That percentage is strictly a cross-source screening ratio, without property-level expense, financing, lease, or operating-cost information.
Resale liquidity looks measured rather than rapid in Redfin’s direct rolling-three-month ZIP observation. There were 23 homes sold, with a median 162 days on market; reported inventory was 49 homes and months of supply stood at 6.6. Sellers received an average 98.9% of list price, only 4.6% of sales closed above list, and 15.8% of listings went off market within two weeks. Those for-sale signals challenge any simple reading of the rent-growth headline as uniformly tight market evidence: asking-rent momentum is positive, while resale marketing time and sale-to-list outcomes point to a more deliberate transaction environment. None of these measures are rental transactions or rental comparables.
The direct Zillow ZIP ZORI history is backward-looking and shows a positive longer path with meaningful interruption risk. Exact same-month annualized change was 9.7% over one year, 5.9% over three years, and 9.3% over five years. Recent direction therefore confirms, and has reaccelerated relative to, the broader rent-index path rather than breaking from it. Yet monthly rent-index movements had 3.2% annualized variability, and the series experienced a 20.1% maximum drawdown from a prior peak; both measures temper confidence in treating one current index reading as definitive. Coverage was 97.8%. Transparent national discovery ranks were 65 for momentum, 1,852 for stability, and 370 for the balanced measure, where lower rank is stronger; these are historical discovery tools, not forecasts or investment recommendations.
The matched Census ZCTA ACS five-year survey provides a different affordability universe. It reports median gross rent of $2,006 and median household income of $92,876 for occupied renter homes; gross rent includes selected utilities and is not synonymous with a current asking rent. Zillow’s current asking-rent index is 2.51 times the ACS median gross-rent figure, a large source-and-population difference rather than a direct price comparison. Applying a mechanical 30% rent-to-income screen to the current ZIP index produces required annual income of $201,040, equivalent to 64.9% of the ZCTA median household income. This is arithmetic only, not advice and not an applicant qualification rule.
The bedroom figures should be read as modelled estimates, never as measured bedroom rents. The local HUD ladder runs from $1,898 for a studio to $3,693 for four bedrooms, but HUD FMR/SAFMR is an administrative bedroom-specific standard rather than asking rent. Scaling ZIP ZORI by that local HUD ladder produces modelled monthly estimates of $3,646 for a studio, $4,229 for one bedroom, $5,026 for two bedrooms, $6,156 for three bedrooms, and $7,094 for four bedrooms. The ladder is useful for expressing relative bedroom scale within this ZIP index, but it cannot establish a specific unit’s advertised rent, utility treatment, condition, or availability.
Housing composition and burden data add another layer of caution. The matched ZCTA contains 32,252 housing units, including 23,590 in the large-multifamily category, and renters account for 89.6% of occupied homes. Overall vacancy is 6.7%, with 863 units recorded as vacant for rent, but these are survey aggregates rather than a current count of comparable available apartments. Meanwhile, 40.7% of renter households reported paying at least 30% of income toward gross rent. That burden measure describes surveyed households and their selected utilities; it does not demonstrate that a particular available unit is unaffordable, occupied, or likely to lease at a given price.
Broader geography values are context rather than ZIP estimates: New York city context rent is $4,133, New York County context rent is $4,833, and New York-Newark-Jersey City metro context rent is $3,573. The ZIP asking-rent index sits above all three wider-area reference points, but each has a different geographic scope and should remain separate from direct ZIP evidence. City, county, and metro comparisons can frame the relative level of the ZIP index, yet they cannot substitute for ZIP listings, the matched ZCTA survey, the HUD administrative ladder, or Redfin’s direct ZIP resale observation.
The evidence supports a disciplined reading rather than a single-market verdict: current asking-rent momentum is strong, long-run history includes a substantial setback, surveyed gross rent and household income are materially lower than the current asking index, and resale conditions show slower marketing alongside rising median sale prices. A property-level review would need the advertised bedroom count, effective rent after concessions, utilities included, lease term, availability date, building-level vacancy, and the unit’s actual condition. For a sale comparison, it would also need matched property type, sale date, condition, and ownership charges. The key unresolved question is whether a specific listing’s all-in terms resemble the ZIP-wide index and modelled ladder at all.
","findings":[{"body":"Zillow ZORI is a ZIP-level typical observed asking-rent index across rental types, while ACS median gross rent summarizes occupied renter homes in a five-year survey and includes selected utilities. Their large gap is informative about differing current-listing and occupied-home universes, but it is not evidence that any particular apartment will rent at the index level.","title":"Asking-rent index and survey rent are not interchangeable"},{"body":"The one-year rent-index gain exceeds the three-year pace and is close to the five-year pace, indicating recent reacceleration rather than a reversal of the broader historical direction. However, the historical drawdown and weak stability discovery rank show that the series has not moved smoothly. Current rent should therefore be treated as a useful snapshot with limited standalone certainty.","title":"Recent rent strength follows a volatile historical path"},{"body":"Redfin’s direct ZIP resale observation shows a higher median sold price, but also extended marketing time, supply above a rapid-turnover level, and sale-to-list results below full list price on average. These are for-sale conditions, not rental outcomes. They create tension with strong asking-rent growth because the resale market appears more deliberate than the rent index alone might suggest.","title":"Resale evidence complicates the rent-growth signal"},{"body":"The studio-through-four-bedroom figures scale the ZIP asking-rent index by the local HUD bedroom ladder. HUD FMR/SAFMR is an administrative standard rather than a measurement of advertised rents, so the resulting bedroom figures are modelled estimates. They are best used to compare relative bedroom scale, not to establish the rent of a particular available unit.","title":"Bedroom ladder is a modelling device, not observed rent evidence"}],"risks":["A ZIP-level typical asking-rent index can blend unit types and listing conditions that differ from any available apartment, especially where concessions, utilities, and lease terms change the effective monthly cost.","ACS estimates are survey-based ZCTA aggregates for occupied homes; sampling uncertainty, five-year pooling, and the fact that a ZCTA is not a USPS delivery ZIP limit precision for a specific building.","The HUD-scaled bedroom figures inherit an administrative ladder rather than observed bedroom listings, so an atypical layout, utilities, condition, or availability could make any individual asking price materially different.","Redfin resale indicators describe recent for-sale transactions and listing conditions, not rental transactions; they omit property-level operating costs, financing terms, unit condition, and contract rents."],"qa":[{"a":"The measures cover different universes. Zillow ZORI tracks a typical observed asking-rent index from rental listings and blends rental types, while ACS is a five-year survey of occupied renter homes and its gross-rent concept includes selected utilities. Different timing, households, housing mixes, and cost definitions prevent a unit-for-unit interpretation of the gap.","q":"Why is the Zillow asking-rent index so much higher than ACS median gross rent?"},{"a":"No. The bedroom estimates are modelled by scaling the ZIP-wide Zillow asking-rent index with the local HUD bedroom ladder. HUD FMR/SAFMR is an administrative standard, not a listing-rent survey. The estimates show relative bedroom scaling only and cannot identify the rent, condition, utility treatment, or availability of an individual apartment.","q":"Are the bedroom estimates actual observed rents for studios and larger apartments?"},{"a":"It does not measure rentals. Redfin’s block is a direct rolling-three-month ZIP resale observation covering sold prices, transaction count, marketing time, inventory, months of supply, and sale-to-list behavior. It can provide a separate for-sale comparison point, but it cannot be used as rental comparable evidence or as proof of rental demand for a particular unit.","q":"What does the Redfin section say about rentals in this ZIP?"},{"a":"No. The calculation simply divides the annualized current asking-rent index by a 30% income share to create a standardized affordability screen. It does not account for household composition, savings, debt, guarantors, concessions, utilities, lease terms, landlord policies, or any other factors used in an actual application or household budget.","q":"Does the required-income calculation determine whether someone qualifies for an apartment?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year 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