The central tension in the five-digit 10801 label is between a current asking-market index and a broad household-income screen. The label is both a Zillow ZIP market identifier and a Census ZCTA match, but a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In June 2026, Zillow's Observed Rent Index, or ZORI, is $2,960 per month, up 4.11% from a year earlier. ZORI is a typical observed asking-rent index blended across rental types, not a lease price for a fixed-bedroom unit or a record of every tenant payment. Annualizing that monthly index against the matched ACS ZCTA's $85,573 median household income produces a 41.5% asking-rent-to-income screen. The corresponding $118,400 income at a 30% rent share is arithmetic only: it is neither advice nor an applicant qualification rule.
That affordability tension needs a separate occupied-home lens. The ACS 2024 five-year matched ZCTA estimate puts median gross rent at $1,839, and ZORI is 61.0% above it. ACS median gross rent is a survey measure of occupied renter homes and includes selected utilities; it is not a current asking-rent series. In that same ACS universe, 53.4% of renter households were reported as spending at least thirty percent of income on rent. Sampling uncertainty accompanies the ACS estimates, and neither the burden share nor the cross-source income screen establishes what any particular prospective renter can pay or what a particular unit costs.
HUD supplies a third universe rather than a measured rent comparison. The FY2026 local HUD FMR/SAFMR two-bedroom standard is $2,616; it is an administrative, bedroom-specific standard, not an asking rent. Scaling ZIP ZORI by the local HUD ladder produces modelled monthly estimates of $2,147 for a studio, $2,491 for one bedroom, $2,960 for two bedrooms, $3,626 for three bedrooms, and $4,178 for four bedrooms. The calculation applies each bedroom standard relative to the local two-bedroom HUD reference. These are modelled estimates, not measured bedroom rents, and they neither observe a current bedroom-specific listing set nor replace a signed lease.
Relative position is lower when the ZIP index is set beside wider rent contexts. The City of New Rochelle city-context rent is $2,973.88, the Westchester County county-context rent is $3,184, and the New York-Newark-Jersey City, NY-NJ-PA metro-context rent is $3,573. Each is wider context rather than a ZIP-level property comparison, and none is evidence about conditions within an individual building. The comparison does show that the ZIP asking-rent index sits below all three named benchmarks, while the earlier household-income screen remains specific to the matched ZCTA's broad median income rather than those wider geographies.
The matched ACS ZCTA housing record provides stock context without converting vacancy into evidence about available apartments. It contains 17,314 total housing units, with renters accounting for 58.9% of occupied homes. The structure mix records more large-multifamily than single-family units, which describes the stock composition but does not determine an individual listing's rent. The overall vacancy rate is 4.72%. The file separately records for-rent and seasonal vacant categories, but vacancy measures do not prove market slack, availability, condition, or rent at a particular unit. Likewise, the ACS burden measure describes occupied renter households rather than an identified apartment.
Direct Zillow ZIP ZORI history shows a positive longer path with a faster recent pace. Exact same-month annualized changes are 4.11% over one year, 2.64% over three years, and 3.93% over five years. The latest rate exceeds both longer intervals, so recent direction confirms the positive path while accelerating rather than breaking from it. Monthly changes translate into 2.92% annualized variability, which means one current index snapshot warrants bounded confidence even with a generally rising series. In a separate downside lens, maximum drawdown reached -3.11%, the largest observed peak-to-trough decline. Coverage is 99.01%. Transparent national discovery ranks, with lower ranks stronger, are 875 for momentum, 1,463 for stability, and 883 for the balanced measure. These are backward-looking measurements, not forecasts or investment recommendations.
Redfin adds a counterweight, but only within the for-sale universe. Its direct rolling-three-month ZIP resale observation reports a $799,819 median sold price, a 6.64% year-over-year price change, 42 homes sold, and 33 median days on market. Inventory is 53 homes and months of supply is 3.8. Sale-to-list signals remain resale measures: the average sale-to-list result is 100.55%, while 48.83% of sales closed above list. All of these fields describe for-sale activity, not rental transactions or rental property economics. Annualized ZIP ZORI divided by median sold price equals a 4.44% cross-source screening ratio only. The faster resale price change directionally aligns with the rising, recently accelerating rent index, but the sale price and screening ratio challenge any simple equation between current asking rents, resale activity, and the separate affordability screen.
Several unmeasured fields keep this report at ZIP and ZCTA scale. ZORI cannot identify a unit's dimensions, lease terms, concessions, utility treatment, or listing availability; ACS is a retrospective occupied-home survey; HUD is an administrative standard; and Redfin tracks resale rather than rentals. Concrete property-level checks for a live comparison are the advertised rent and concession schedule, bedroom count, floor area, lease length, included utilities, listing and availability dates, building form, and sale-record dates and terms where resale is relevant. Those records would clarify whether a specific marketed home resembles the ZIP-level index and modelled ladder without treating any broad statistic as proof about that home. Does a specific available unit, with documented terms and dimensions, align with these separate ZIP-level evidence sets?
","findings":[{"body":"Zillow's current ZIP ZORI captures a typical blended asking-rent level, while the income figure comes from the matched ACS ZCTA. Annualizing the index against that broad household median creates a high rent-to-income screen and a higher arithmetic income threshold. Neither statistic evaluates a particular household, lease, or qualification decision.","title":"Current asking-rent screen is elevated against broad income"},{"body":"ACS median gross rent describes occupied renter homes in a five-year survey and includes selected utilities. HUD's bedroom-specific standards are administrative benchmarks, not asking rents. The listed studio-through-four-bedroom figures preserve the local HUD ladder while anchoring it to ZIP ZORI. They remain modelled estimates; they do not show rents actually advertised or transacted for each bedroom type.","title":"ACS, HUD, and ZORI answer different rent questions"},{"body":"Same-month history shows that the latest rent increase is faster than both the three-year and five-year annualized paths, so recent movement extends rather than reverses the longer positive direction. Near-complete coverage improves continuity, but monthly variability and the prior maximum drawdown constrain confidence in any single end-point value. History describes past index behavior only.","title":"Recent rent direction is faster than the longer history"},{"body":"Redfin's rolling-three-month data directly describes ZIP resale activity: price, sales count, marketing time, supply, and sale-to-list outcomes. It is not a rental comp set. The annualized ZORI-to-sale-price calculation can place the two source series on one screening scale, but it does not incorporate a property's operating costs, financing, condition, or lease terms.","title":"Resale evidence confirms activity but is not rental evidence"}],"risks":["The Zillow index is a blended asking-rent measure across rental types. It may not match the bedroom count, building form, lease duration, concessions, utility treatment, or availability date of an individual listing.","ACS estimates are ZCTA survey measures for occupied renter homes and contain sampling uncertainty. Their geographic match does not make the statistical ZCTA identical to a USPS delivery ZIP or to a currently advertised unit.","The HUD-scaled bedroom figures inherit the local administrative ladder and the ZIP ZORI level. A difference between either benchmark and a live advertised rent is not evidence that the listing is erroneous.","The Redfin resale signals observe for-sale transactions and listings in a rolling period. They cannot establish rental demand, tenant payments, vacancy at a building, expenses, or the economics of a particular sale."],"qa":[{"a":"The current figure is Zillow ZORI for the ZIP market. ZORI is a typical observed asking-rent index blended across rental types, which makes it a broad current asking-market reference. It is not a measured rent for a fixed-bedroom apartment, a signed lease record, or a statement about every resident's payment.","q":"What does the current ZIP rent figure represent?"},{"a":"ACS median gross rent comes from the matched ZCTA's five-year survey of occupied renter homes and includes selected utilities. Zillow ZORI is a current asking index. Different timing, population, utility treatment, and construction mean the gap is a source-universe comparison, not a finding that either value is wrong or that a particular unit is mispriced.","q":"Why do current Zillow asks and ACS gross rent differ?"},{"a":"HUD FMR/SAFMR values are administrative bedroom-specific standards. The report scales ZIP ZORI by the local HUD ladder to create modelled monthly bedroom estimates. This retains a consistent local bedroom relationship but does not observe a bedroom-specific listing sample. The income threshold applies a stated rent-share arithmetic rule and is not advice or an applicant qualification test.","q":"How should the bedroom figures and income screen be interpreted?"},{"a":"Redfin's rolling-three-month ZIP block directly records the for-sale and resale market, including sold prices, sales pace, inventory, supply, and sale-to-list evidence. It is not evidence of rental transactions. Dividing annualized ZORI by the median sold price is a cross-source screening ratio only; it leaves out property condition, lease terms, operating costs, financing, and any property-level performance.","q":"What does the resale block add, and what does it not prove?"}],"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 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