The central decision tension for this ZIP is that the current asking-rent signal sits below broader-area asking indexes, yet it is high relative to the matched area’s household-income midpoint and accompanies substantial surveyed renter burden. For June 2026, Zillow ZORI is $2,461 per month. ZORI is a typical observed asking-rent index blended across rental types, not a quote for every listing or a lease-renewal measure. On the simple 30% screen, that monthly amount requires $98,440 in annual income. Against the ACS median household income of $72,270, annualized asking rent is 40.9%. Both calculations are arithmetic comparisons; neither is financial advice, an applicant qualification rule, nor evidence that a landlord will use the same threshold.
These rent sources answer different questions. The ACS 2024 five-year estimate puts median gross rent at $1,988 for occupied renter homes, with a $59 margin of error; gross rent includes selected utilities. The Zillow asking index is 23.8% higher than that survey midpoint, but the difference must not be read as a rent increase because timing, coverage, and rent definitions differ. The FY2026 HUD two-bedroom FMR/SAFMR standard supplied for the ZIP is $2,616, making the Zillow index 94.1% of that administrative figure. HUD’s value is a bedroom-specific program standard, not an observed asking rent, while ACS describes occupied renter homes rather than currently marketed inventory.
Bedroom choices require a model rather than direct ZIP measurements. Scaling the ZIP ZORI with the relative steps in the local HUD ladder produces modelled monthly estimates of $1,785 for a studio, $2,071 for one bedroom, $2,461 for two, $3,015 for three, and $3,474 for four. The underlying HUD administrative standards run from $1,898 for a studio to $3,693 for four bedrooms. This construction preserves the HUD ladder’s local bedroom relationships while anchoring the blended Zillow signal at the model’s two-bedroom point. It does not show actual medians by bedroom, listing availability, concessions, quality, or the rent of a selected unit.
Household data sharpen the affordability question but do not resolve it for an individual. In the same ACS release, estimated population is 105,716, with a 4,085 margin of error, and the household-income estimate carries a $2,949 margin of error. Among occupied homes, 23,144 are renter occupied, with a 1,007 margin of error, yielding a 76.9% renter share. The survey counts 12,499 renter households at or above the 30% rent-burden threshold, equal to 54.0% of the burden universe, with a 1,010 margin of error on that count. This observed burden concerns occupied renter homes and their reported costs and incomes. It cannot determine whether the current asking index is manageable for a specific household, especially because household size, utilities, debts, subsidies, and eligibility rules are outside the packet.
The housing base shows why a headline vacancy percentage needs decomposition. The ZCTA has 31,358 housing units: 30,079 occupied and 1,279 vacant, for an overall vacancy rate of 4.1%. Within the vacant count, 301 units are classified for rent, 84 for sale, and 26 for seasonal use; the remaining vacancies fall into other ACS categories. Structure data identify 3,849 single-family units and 9,060 units in large multifamily buildings, so neither category alone represents the whole market. The relatively small for-rent vacancy count is a survey estimate within the total stock, not a live listing count. It cannot prove that a particular bedroom size, price point, building type, or property is available, unavailable, or likely to lease quickly.
Within comparable Zillow asking-rent context, the New York city scope is $4,133, the Queens County scope is $3,256, and the New York-Newark-Jersey City, NY-NJ-PA metro scope is $3,573; the ZIP index is below each. Other context reinforces a high-renter, relatively low-total-vacancy profile without identifying unit availability. At the New York city scope and Queens County scope, renter shares are lower and overall housing vacancy rates are higher than in the ZCTA; surveyed rent burden is slightly lower in both scopes. At the New York-Newark-Jersey City, NY-NJ-PA metro scope, median household income is higher, while the apartment vacancy measure is 5.2%. That metro apartment measure uses a different housing universe from ACS total vacancy and cannot predict whether a particular listing is open or negotiable.
Here, the supplied five-digit label functions both as a Zillow ZIP market identifier and as the match to a Census ZCTA. A ZCTA is a Census statistical area and is not identical to a USPS delivery ZIP. All market, survey, and administrative figures are area-level and period-specific; none establishes a future rent, unit condition, applicant outcome, or exact supply at an address. Before acting on a property, verify the street address and delivery ZIP, current advertised base rent, concessions, bedroom count, lease term, included utilities, mandatory fees, deposit, availability date, and whether the quoted amount applies throughout the lease. Recalculate the all-in monthly cost and income screen from verified terms. If a housing program is involved, confirm the applicable HUD standard and program rules with the administering entity rather than substituting either ZORI or the modelled bedroom estimate.
","findings":[{"body":"June 2026 Zillow ZORI for this ZIP is $2,461. It is 23.8% above the ACS 2024 five-year median gross rent of $1,988 and below the FY2026 HUD two-bedroom standard of $2,616. Those comparisons are directional only: Zillow tracks typical observed asking rent, ACS surveys occupied renter homes and includes selected utilities, and HUD supplies an administrative program standard.","title":"Current asking rent exceeds the survey midpoint"},{"body":"Using the relative steps in the supplied HUD ladder, the blended Zillow index yields modelled monthly estimates of $1,785 for a studio, $2,071 for one bedroom, $2,461 for two, $3,015 for three, and $3,474 for four. They are useful for consistent bedroom comparisons, but they are not measured bedroom-specific rents and do not capture a unit’s concessions, utilities, condition, or availability.","title":"Bedroom figures are modelled, not observed"},{"body":"Renters occupy 76.9% of occupied homes. The ACS burden tabulation estimates 12,499 renter households, or 54.0% of its universe, at or above 30%. The current asking-rent screen produces $98,440 in required annual income, above the $72,270 area median household income. These statistics show area-level exposure, not whether any particular household can qualify or comfortably pay.","title":"Renter exposure and burden are substantial"},{"body":"The ZCTA has 1,279 vacant units, but only 301 are classified for rent; 84 are for sale and 26 seasonal. The overall 4.1% vacancy rate therefore is not a live rental availability rate. At Zillow’s wider scopes, asking-rent context is higher in New York city, Queens County, and the named metro, while city and county renter shares are lower than the ZCTA share.","title":"Total vacancy is not rental availability"}],"risks":["Comparing the $2,461 Zillow index directly with ACS gross rent can misstate the decision because the sources cover different periods, housing universes, and rent concepts.","The ACS margins of error mean population, income, renter occupancy, burden, and vacancy estimates should not be treated as exact counts or precise property-level conditions.","The bedroom ladder may create false precision if used as a listing benchmark; its figures are modelled from HUD relationships rather than measured bedroom-specific asking rents.","Area-level burden and income arithmetic cannot establish applicant eligibility, landlord screening, subsidy treatment, affordability for a specific household, or the total cost of a lease."],"qa":[{"a":"It is a ZIP-level typical observed asking-rent index blended across rental types for June 2026. It is not a median lease payment, a bedroom-specific observation, a renewal measure, or a quote for any property. Actual advertised rent can differ with bedroom count, building, condition, lease term, utilities, fees, and concessions.","q":"What does the current Zillow figure represent?"},{"a":"The packet establishes a difference but does not establish a local cause. ACS is a five-year survey midpoint for occupied renter homes and includes selected utilities, while Zillow tracks observed asking rents for marketed rentals. Different timing, coverage, and definitions mean the gap cannot be interpreted as a measured rent increase.","q":"Why is the ACS median gross rent lower than Zillow ZORI?"},{"a":"The $98,440 figure simply annualizes the $2,461 monthly index and divides by the 30% screen. It is arithmetic for comparison with area income, not advice, a claim about comfortable affordability, or an applicant qualification rule. A landlord or assistance program may use different income definitions and standards.","q":"How should the required-income figure be used?"},{"a":"Confirm the exact address and USPS delivery ZIP, bedroom count, current base rent, concessions, lease duration, utility responsibility, mandatory recurring fees, deposit, availability, and whether pricing changes during the lease. Compare the verified all-in amount with the relevant household budget and, if applicable, confirm HUD program rules with the administering entity.","q":"What should be checked for a specific rental?"}],"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":"2026-04-01","rent":2408.715898},{"period":"2026-05-01","rent":2428.1568},{"period":"2026-06-01","rent":2461.111111}],"historySummary":{"pointCount":3,"firstPeriod":"2026-04-01","latestPeriod":"2026-06-01","coverageMonths":3,"coverageRatio":1,"changes":{},"maxDrawdown":0,"annualizedVolatility":null,"consecutiveReturnCount":2}}