Affordability is the central tension in ZIP 10462. The June 2026 Zillow ZORI is $2,799 per month, a typical observed asking-rent index blended across rental types, and it is up 6.3% from the same month a year earlier. Annualizing that current index produces a $111,960 income screen at 30% of income, versus ACS median household income of $60,966. The implied asking-rent-to-income share is 55.1%. That screen is arithmetic only: it is neither advice nor an applicant qualification rule, and household income, unit size, utilities, and lease terms can differ materially from the ZIP-level calculation.
The comparison with Census data requires a separate universe. The five-digit 10462 label is both Zillow’s ZIP market identifier and a matched Census ZCTA; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In the ACS 2024 five-year survey, occupied renter homes reported median gross rent of $1,746, with a $27 margin of error; gross rent includes selected utilities. Current ZORI is therefore 1.60x that survey median, but the contrast does not establish a change for the same homes because ZORI tracks asking rents while ACS summarizes occupied renter households over a five-year survey period.
The supplied FY2026 HUD bedroom ladder provides a sizing structure, not observed rental listings. Scaling ZIP ZORI by that local HUD ladder produces modelled monthly estimates of $2,030 for a studio, $2,355 for one bedroom, $2,799 for two bedrooms, $3,429 for three bedrooms, and $3,951 for four bedrooms. These are modelled estimates rather than measured bedroom rents. HUD FMR or SAFMR standards are administrative, bedroom-specific benchmarks and are not asking rent; the ladder is useful here solely for proportioning the ZIP index across bedroom sizes.
ACS housing data show a renter-heavy stock rather than proof of unit-level availability. The matched ZCTA has 32,013 housing units, including 2,658 single-family units and 19,662 units in large multifamily structures. Its 2,290 vacant units translate to a 7.2% vacancy rate, while renters occupy 76.5% of occupied homes. Among renter homes included in the burden measure, 56.5% report spending at least 30% of income on rent. That burden share describes surveyed households, not the rent, condition, or availability of any particular apartment; similarly, the vacancy measure cannot identify a vacant unit suitable for a particular search.
The rent history remains positive but has slowed relative to its longer path. Exact same-month ZORI changes annualize to 6.3% over one year, 8.4% over three years, and 8.4% over five years. Thus, the recent direction still confirms the longer upward direction, although the latest pace is below both longer-period rates. Monthly changes imply 5.7% annualized variability, which reduces confidence that one current index reading represents a stable near-term level. Separately, the historical maximum drawdown was 6.2%, documenting a meaningful prior decline despite the broader gain. Coverage is 98.2%; the transparent national discovery ranks are 112 for momentum, 2,876 for stability, and 1,082 for the balanced measure, where lower ranks are higher. These are backward-looking measurements, not forecasts or investment recommendations.
Broader geographies place the ZIP’s current asking-rent index near its county reference but below wider city and metro readings: the City of New York context rent is $4,133, the Bronx County context rent is $2,847, and the New York-Newark-Jersey City metro context rent is $3,573. Each is context from a wider scope, not a substitute for ZIP asking-rent evidence or a unit comparison. The city and metro gaps are consistent with a lower ZIP-level index, while the near-county reading makes the affordability tension more specific to the relationship between current asking rent and local household-income data rather than a simple countywide rent gap.
The direct rolling-three-month Redfin ZIP resale observation supplies a different market signal. Median sold price was $269,939, up 8.0% year over year, with 43 homes sold and a median 25 days on market. Inventory stood at 89 homes and months of supply at 6.3. Average sale-to-list was 99.2%, while 47.7% of sales closed above list. These are for-sale transactions and resale-market liquidity measures, not rental transactions or rental comps. Rising resale pricing broadly confirms firm observed pricing, but the supply level and near-list average sale signal a less uniformly aggressive resale picture than a simple rent-growth reading might suggest. Annualized ZIP ZORI divided by median sold price is 12.4%; it is only a cross-source screening ratio, not a measure of property-level income or return.
Several limits remain material before translating ZIP evidence to a property. ZORI blends rental types, ACS reflects surveyed occupied homes, HUD is an administrative standard, and Redfin describes resale activity, so none is a unit appraisal or a forecast. A property-level review would need the address’s market-geography match, current advertised lease amount, bedroom count, utility responsibility, concessions and fees, lease term, availability date, condition, and comparable contemporaneous listings. For a for-sale property, the relevant checks also include the specific listing, contract, sale history, and physical characteristics. Neither the renter-burden rate, vacancy rate, ZORI, nor the resale screen proves economics or availability for a particular unit.
","findings":[{"body":"ZIP 10462’s current Zillow ZORI is substantially above the ACS median gross-rent measure and produces a high arithmetic income screen when annualized at 30% of income. This is not a statement about an individual household’s eligibility. It identifies a mismatch between a current asking-rent index and the ZCTA’s household-income benchmark that deserves separate unit-level verification.","title":"Current asking rent creates the main affordability tension"},{"body":"One-, three-, and five-year same-month ZORI changes are all positive. However, the one-year pace trails both longer annualized rates, so recent growth confirms the longer upward direction without matching its earlier speed. Historical variability and the recorded drawdown mean a current ZIP index is informative but should not be treated as a fixed short-term rent outcome.","title":"Long-run rent direction is positive, but the latest pace is cooler"},{"body":"The matched ZCTA has a renter-majority occupied housing base, substantial large-multifamily stock, and a majority of renter homes in the ACS burden measure spending at least 30% of income on rent. Those statistics characterize surveyed households and housing composition. They do not establish that a particular vacant apartment exists, that its lease rent matches ZORI, or that any specific resident has a given burden.","title":"Renter concentration and burden are meaningful survey context"},{"body":"The direct ZIP resale series shows year-over-year sold-price growth and relatively short marketing time, which aligns with firm pricing signals. Yet months of supply, average sale-to-list performance, and the share of sales above list add liquidity nuance. The annualized-rent-to-price figure is useful only as a cross-source screen because it combines an asking-rent index with resale prices rather than property operating results.","title":"Resale evidence is firm but not uniformly tight"}],"risks":["The current Zillow index blends rental types and represents typical observed asking rents, so it may not match the bedroom count, condition, lease term, concessions, utility treatment, or availability of a specific apartment.","ACS gross rent is a five-year survey measure for occupied renter homes and includes selected utilities. Comparing it directly with current asking rent can overstate precision about timing, unit quality, and tenant turnover.","The HUD-derived bedroom ladder creates modelled estimates rather than measured bedroom rents. Administrative standards can provide a useful scaling relationship without demonstrating what landlords are currently asking for comparable units.","Redfin resale data describe homes that sold in a rolling ZIP-level for-sale window. Sale prices, inventory, and sale-to-list outcomes do not establish rental cash flow, individual property expenses, tenant demand, or future values."],"qa":[{"a":"It is a simple arithmetic screen that annualizes the ZIP-level ZORI and divides by 30%. It does not observe a household’s income, savings, debt, household size, subsidy status, utility obligations, lease terms, or landlord screening criteria. It is therefore a comparability tool, not advice or an applicant qualification rule.","q":"Why is the 30% required-income figure not an affordability recommendation or qualification standard?"},{"a":"They describe different evidence universes. Zillow ZORI is a current typical observed asking-rent index across rental types. ACS median gross rent is a five-year survey statistic for occupied renter homes and includes selected utilities. HUD FMR or SAFMR is an administrative bedroom-specific standard. The ZIP bedroom figures are modelled by scaling ZORI with HUD, not measured market rents.","q":"Why do Zillow ZORI, ACS gross rent, and HUD bedroom figures differ?"},{"a":"The history shows positive same-month annualized growth over one, three, and five years, with the latest pace slower than the longer rates. It also records meaningful month-to-month annualized variability and a prior drawdown. Together, those backward-looking facts support using the current index as a signal while assigning less certainty to any single snapshot as a stable near-term level.","q":"What does the rent-history evidence say about confidence in the current rent snapshot?"},{"a":"The figure divides annualized ZIP ZORI by the median sold price from Redfin’s direct rolling-three-month resale observation. It combines two different source types: an asking-rent index and closed-sale pricing. It can flag a cross-source relationship for further review, but it excludes operating expenses, financing, taxes, maintenance, vacancy experience, and property-specific characteristics, so it is not a return measure.","q":"How should the Redfin rent-to-price screening ratio be interpreted?"}],"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 ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD 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