ZIP 10701 opens with a source gap rather than a single answer on rent. In June 2026, Zillow ZORI is $2,784 per month: a ZIP-level typical observed asking-rent index blended across rental types, not a quote for a particular available home. The five-digit label 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. By contrast, the ACS 2024 five-year median gross rent is $1,760, a survey estimate for occupied renter homes that includes selected utilities. The asking index is therefore materially above that survey median, a source-universe difference that should not be read as a like-for-like price change or as an error in either series.
The income screen sharpens that mismatch but does not identify any household’s actual payment. Holding the $2,784 monthly asking index to a 30% rent-to-income calculation produces $111,360 in annual required income, while the matched ZCTA’s ACS median household income is $64,776. This comparison is arithmetic, not advice and not an applicant qualification rule. Separately, ACS estimates that 54.4% of renter households paid the threshold share or more of income toward rent; this burden statistic refers to surveyed occupied renter homes, not new listings or a particular unit. Its estimated count and renter base each carry ACS sampling uncertainty, so it supports a ZIP-area condition rather than a determination for a lease.
For bedroom sizing, the local FY2026 HUD FMR/SAFMR ladder is an administrative, bedroom-specific standard, not asking rent. Its two-bedroom reference is $2,616. Scaling ZIP ZORI by that local HUD ladder yields modelled monthly ZIP estimates of $2,020 for a studio, $2,342 for one bedroom, $2,784 for two bedrooms, $3,410 for three bedrooms, and $3,929 for four bedrooms. These are modelled estimates—not measured bedroom rents—and merely preserve HUD’s local size relationships around the all-types ZORI. The modelled anchor exceeds HUD’s corresponding standard, but it does not establish what a particular home is advertised for, whether utilities are included, or which leases are available.
The direct Zillow ZIP ZORI history through 2026-06-01 supports an upward backward-looking path, but it also earns the packet’s high-variability designation. Exact same-month changes annualize to 4.6877% over one year, 4.7946% over three years, and 5.4173% over five years. The recent pace confirms the longer rising direction, though it is modestly below both multiyear rates; it is not a forecast or an investment recommendation. The series has complete, 100% coverage, with 3.9976% annualized monthly-return variability and a negative 4.6774% maximum drawdown. That variability lowers confidence in any single current snapshot. Transparent national discovery ranks—lower is higher—are 404 for momentum, 2,591 for stability, and 1,235 for balanced history among history-eligible ZIPs.
The ACS ZCTA housing base is predominantly renter-occupied: renters account for 73.3% of occupied homes. The reported vacancy rate is 3.39%, including 415 units classified vacant for rent. The stock count includes 13,152 units in large multifamily structures and 4,740 single-family units, indicating the reported mix but not the condition, location, or availability of any address. Vacancy is a status count rather than proof that a particular unit is open, affordable, comparable to ZORI, or negotiable. It should therefore remain separate from both the Zillow asking-rent index and the ACS burden evidence.
Broader benchmarks position the ZIP close to its named city context but below its larger geographies: the Yonkers city-context asking-rent figure is $2,754, the Westchester County context figure is $3,184, and the New York-Newark-Jersey City, NY-NJ-PA metro context figure is $3,573. Those city, county, and metro measures are wider-context figures, not substitutes for ZIP ZORI, ZCTA survey results, or HUD standards. The ZIP’s renter share is higher than the Yonkers city-context renter share and the Westchester County-context renter share, while its vacancy rate is lower than each of those wider-area rates. These comparisons describe different geographic scopes, not neighborhoods within the ZIP, and do not explain why the measures differ.
Limits matter because each line answers a different question: ZORI summarizes observed asking rents across rental types, ACS is a five-year survey with margins of error, HUD is an administrative standard, and the history records prior index movement only. None supplies unit condition, exact bedroom configuration, utility treatment, concession terms, lease duration, or live availability. A property-level review can compare the advertised rent with the listing’s bedroom count; identify included utilities and fees; confirm the unit’s availability status; and distinguish its terms from the modelled ladder. The central factual question is whether a specific available listing, with its own inclusions and terms, belongs in the same comparison universe as the ZIP-level index.
","findings":[{"body":"June 2026 ZIP ZORI is $2,784, while ACS 2024 five-year median gross rent is $1,760. The $1,024 gap is not a simple market spread: ZORI reflects typical observed asking rents across rental types, whereas ACS summarizes occupied renter homes and includes selected utilities. It is an evidence-universe distinction central to interpretation.","title":"Asking index versus occupied-home survey"},{"body":"Using the local HUD FMR/SAFMR size ladder to scale ZIP ZORI produces modelled estimates from $2,020 for studios to $3,929 for four bedrooms, with $2,784 at two bedrooms. HUD is an administrative standard and these are not measured bedroom rents. Listing details and utility inclusion can make a particular unit non-comparable.","title":"Modelled size ladder, not observed rent"},{"body":"Over same-month windows ending 2026-06-01, ZORI’s annualized changes were 4.6877%, 4.7946%, and 5.4173% across the one-, three-, and five-year horizons. Positive backward-looking growth coexists with 3.9976% annualized monthly-return variability and a negative 4.6774% maximum drawdown. The high-variability label and stability discovery rank qualify confidence in one current index reading; neither measure forecasts rents, future returns, or investment results.","title":"Positive history with material variability"},{"body":"ACS reports a renter share of 73.3%, a vacancy rate of 3.39%, and 415 units vacant for rent. It also counts 13,152 units in large multifamily structures. These are area-level stock and status measures, not evidence of a particular property’s condition, price, availability, or bargaining position. They should not be merged with ZORI or treated as proof about a specific lease.","title":"Renter-heavy stock does not verify a listing"}],"risks":["The current asking index and ACS median gross rent measure different populations, timing, and utility treatment. Treating their gap as a direct unit-level premium could misstate a listing’s comparable rent.","Positive past same-month changes do not eliminate the series’ high variability or drawdown. A single index observation can be less representative when monthly-return variability is elevated, and nothing here predicts future rent movement.","Vacant-for-rent and total vacancy counts are area-level classifications, not verification that a given address is available, affordable, appropriately sized, or offered on comparable utility and lease terms.","The ZCTA match is statistical rather than USPS delivery geography, and city, county, and metro benchmarks have wider scopes. Applying any of them to a specific ZIP listing can create false precision."],"qa":[{"a":"It is Zillow’s June 2026 ZIP-level typical observed asking-rent index, blended across rental types. It is not a recorded contract rent, an advertised price for every available unit, or a direct measure of a particular bedroom count. The ZIP identifier has a different purpose from the Census ZCTA statistical geography, which is not a USPS delivery ZIP.","q":"What does the $2,784 ZORI figure represent?"},{"a":"They are modelled monthly ZIP estimates produced by scaling ZIP ZORI with the local HUD FMR/SAFMR bedroom ladder. HUD is an administrative bedroom-specific standard, not asking rent. Consequently, the ladder represents the model’s size relationships rather than observed studio through four-bedroom market rents, and it cannot establish a particular listing’s price or utility treatment.","q":"How should the bedroom figures be interpreted?"},{"a":"No. Applying the 30% screen to the index simply divides annualized asking rent by that share and yields a comparison income figure. It does not identify any household’s actual payment or income, and it does not establish the terms or decision for any application. The report treats this number only as arithmetic, not advice or an applicant qualification rule.","q":"Does the $111,360 figure establish renter eligibility?"},{"a":"The history is backward-looking ZORI evidence, while vacancy is an ACS area-level status measure. Positive historical changes describe prior index movement, and high variability means one present index reading deserves qualification. Neither the vacancy count nor the history verifies availability, asking price, condition, or bargaining terms for a specific property.","q":"How should historical growth and vacancy be weighed together?"}],"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 USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 2025Q4 + SAFMR FY2026","pulledAt":"2026-07-26","url":"https://www.huduser.gov/portal/datasets/usps_crosswalk.html"},{"key":"realtor_county","name":"Realtor.com Economic Research — county listing inventory","release":"county inventory 2026-06","pulledAt":"2026-07-28","url":"https://www.realtor.com/research/data/"},{"key":"redfin","name":"Redfin Data Center — inventory, days on market, and price cuts","release":"metro tracker through 2026-05-01","pulledAt":"2026-07-26","url":"https://www.redfin.com/news/data-center/"},{"key":"redfin_zip","name":"Redfin Data Center — ZIP resale activity and supply","release":"ZIP rolling 3 months through 2026-06-30; updated 2026-07-03","pulledAt":"2026-08-12","url":"https://www.redfin.com/news/data-center/"},{"key":"zillow_county","name":"Zillow ZHVI and ZORI — county values and rents","release":"county ZHVI/ZORI 2026-06","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori","name":"Zillow ZORI — metro market rents","release":"Metro_zori_uc_sfrcondomfr_sm_sa_month.csv","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_city","name":"Zillow ZORI — city market rents","release":"zillow_zori_city.csv","pulledAt":"2026-07-29","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_zip","name":"Zillow ZORI — ZIP market rents","release":"ZORI ZIP 2026-06","pulledAt":"2026-08-08","url":"https://www.zillow.com/research/data/"}],"history":[{"period":"2017-10-01","rent":1846.664661},{"period":"2017-11-01","rent":1878.140658},{"period":"2017-12-01","rent":1863.458953},{"period":"2018-01-01","rent":1867.034988},{"period":"2018-02-01","rent":1859.279053},{"period":"2018-03-01","rent":1875.820738},{"period":"2018-04-01","rent":1947.593857},{"period":"2018-05-01","rent":1974.656206},{"period":"2018-06-01","rent":1968.270464},{"period":"2018-07-01","rent":1893.822885},{"period":"2018-08-01","rent":1893.754028},{"period":"2018-09-01","rent":1930.851127},{"period":"2018-10-01","rent":1983.292217},{"period":"2018-11-01","rent":1951.492687},{"period":"2018-12-01","rent":1930.265228},{"period":"2019-01-01","rent":1959.915708},{"period":"2019-02-01","rent":1997.37173},{"period":"2019-03-01","rent":2013.679798},{"period":"2019-04-01","rent":1988.307783},{"period":"2019-05-01","rent":1970.402103},{"period":"2019-06-01","rent":1988.372381},{"period":"2019-07-01","rent":2036.976361},{"period":"2019-08-01","rent":2056.305108},{"period":"2019-09-01","rent":2016.094117},{"period":"2019-10-01","rent":1983.198932},{"period":"2019-11-01","rent":1999.078977},{"period":"2019-12-01","rent":2017.475223},{"period":"2020-01-01","rent":1989.575212},{"period":"2020-02-01","rent":1960.123783},{"period":"2020-03-01","rent":2019.287798},{"period":"2020-04-01","rent":2051.872812},{"period":"2020-05-01","rent":2056.373495},{"period":"2020-06-01","rent":2055.135544},{"period":"2020-07-01","rent":2055.684569},{"period":"2020-08-01","rent":2049.646127},{"period":"2020-09-01","rent":2043.884664},{"period":"2020-10-01","rent":2046.367945},{"period":"2020-11-01","rent":2054.575998},{"period":"2020-12-01","rent":2049.885081},{"period":"2021-01-01","rent":2042.838318},{"period":"2021-02-01","rent":2073.817902},{"period":"2021-03-01","rent":2105.531815},{"period":"2021-04-01","rent":2131.148517},{"period":"2021-05-01","rent":2140.456246},{"period":"2021-06-01","rent":2138.628901},{"period":"2021-07-01","rent":2131.22608},{"period":"2021-08-01","rent":2140.918289},{"period":"2021-09-01","rent":2175.76541},{"period":"2021-10-01","rent":2213.929585},{"period":"2021-11-01","rent":2245.083872},{"period":"2021-12-01","rent":2272.396009},{"period":"2022-01-01","rent":2265.637556},{"period":"2022-02-01","rent":2236.051901},{"period":"2022-03-01","rent":2215.738569},{"period":"2022-04-01","rent":2225.531435},{"period":"2022-05-01","rent":2268.514666},{"period":"2022-06-01","rent":2307.112046},{"period":"2022-07-01","rent":2348.251187},{"period":"2022-08-01","rent":2343.416318},{"period":"2022-09-01","rent":2327.571608},{"period":"2022-10-01","rent":2312.283945},{"period":"2022-11-01","rent":2323.445668},{"period":"2022-12-01","rent":2313.776425},{"period":"2023-01-01","rent":2328.262682},{"period":"2023-02-01","rent":2341.799655},{"period":"2023-03-01","rent":2376.251318},{"period":"2023-04-01","rent":2391.106061},{"period":"2023-05-01","rent":2403.554418},{"period":"2023-06-01","rent":2419.235127},{"period":"2023-07-01","rent":2418.005554},{"period":"2023-08-01","rent":2429.396855},{"period":"2023-09-01","rent":2443.274807},{"period":"2023-10-01","rent":2458.913778},{"period":"2023-11-01","rent":2428.575449},{"period":"2023-12-01","rent":2445.550795},{"period":"2024-01-01","rent":2470.542116},{"period":"2024-02-01","rent":2519.649564},{"period":"2024-03-01","rent":2508.24378},{"period":"2024-04-01","rent":2495.436607},{"period":"2024-05-01","rent":2453.002386},{"period":"2024-06-01","rent":2436.543927},{"period":"2024-07-01","rent":2422.473964},{"period":"2024-08-01","rent":2459.615295},{"period":"2024-09-01","rent":2498.189577},{"period":"2024-10-01","rent":2525.875838},{"period":"2024-11-01","rent":2538.774094},{"period":"2024-12-01","rent":2555.360276},{"period":"2025-01-01","rent":2575.016054},{"period":"2025-02-01","rent":2598.408386},{"period":"2025-03-01","rent":2607.096997},{"period":"2025-04-01","rent":2612.705206},{"period":"2025-05-01","rent":2631.005586},{"period":"2025-06-01","rent":2659.496045},{"period":"2025-07-01","rent":2688.738236},{"period":"2025-08-01","rent":2679.120796},{"period":"2025-09-01","rent":2669.717405},{"period":"2025-10-01","rent":2668.92495},{"period":"2025-11-01","rent":2698.138779},{"period":"2025-12-01","rent":2705.822835},{"period":"2026-01-01","rent":2703.542503},{"period":"2026-02-01","rent":2688.029361},{"period":"2026-03-01","rent":2710.003722},{"period":"2026-04-01","rent":2738.619197},{"period":"2026-05-01","rent":2772.083886},{"period":"2026-06-01","rent":2784.166097}],"historySummary":{"pointCount":105,"firstPeriod":"2017-10-01","latestPeriod":"2026-06-01","coverageMonths":105,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":2659.496045,"endRent":2784.166097,"change":0.046877321827338836,"cagr":0.046877321827338836},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":2419.235127,"endRent":2784.166097,"change":0.15084559823357746,"cagr":0.047946279949400594},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":2138.628901,"endRent":2784.166097,"change":0.30184628838512073,"cagr":0.0541731291104639}},"maxDrawdown":-0.04677385891121366,"annualizedVolatility":0.03997639705323255,"consecutiveReturnCount":104}}