Rental numbers for ZIP 11765 (Oyster Bay, NY)
Negative cash flow at any interest rate with 25% down: the rent does not cover operating costs and principal.
- Gross yield
- 1.3%
- rent x 12 / price
- Est. cap rate
- -0.4%
- NOI / price
- Cash flow
- -$16,202/mo
- at 7.78%, 25% down
- Typical price
- $2,816,000
- Zillow ZHVI, Aug 2026
- HUD Fair Market Rent
- $3,060/mo
- HUD Fair Market Rent, 2 bedroom, FY2026
The pro forma
Typical home, default assumptions
| Operator | Line | Amount | Source |
|---|---|---|---|
| Gross rent | $36,720 | ||
| Vacancy | $1,836 | ||
| Management | $2,791 | ||
| Property tax | $14,082 | ||
| Insurance | $2,161 | ||
| Maintenance | $28,163 | ||
| Net operating income | -$12,313 | ||
| Loan payments | $182,114 | ||
| Cash flow | -$194,426 |
| Operator | Line | Amount | Source |
|---|---|---|---|
| Typical price | $2,816,319 | ||
| Down payment (25%) | $704,080 | ||
| Loan | $2,112,239 | ||
| Rate | 7.78% | ||
| Monthly payment | $15,176 | ||
| Cash in | $788,569 | ||
| Cash-on-cash return | -24.7% | ||
| DSCR | -0.07 | ||
| Break-even rate | none |
Assumptions
Change them in the calculator- Down payment25%
- A common minimum for investment-property and DSCR loans.
- Interest rate7.78%
- Freddie Mac 30-year 7.03% (week of 2026-09-24) + 0.75 point investor premium.
- Loan term30 years
- Fixed, fully amortising.
- Closing costs3% of price
- Added to cash invested.
- Insurance$2,161 a year
- NAIC 2023 average homeowners (HO-3) premium for New York, $1,801, x 1.2 for a landlord policy.
- Maintenance1% of price a year
- The 1% rule of thumb; older homes run higher.
- Vacancy5% of rent
- About 18 days empty a year.
- Management8% of collected rent
- A typical full-service fee; zero if you self-manage.
Trends
Five years to August 2026
- Price, 12 months
- +10.8%
- Rent, 12 months
- n/a
- no Zillow rent series here
- Rent minus price growth
- n/a
- positive means yields are improving
Show the numbers
| Month | Typical value |
|---|---|
| Aug 2021 | $1,889,402 |
| Aug 2022 | $2,082,714 |
| Aug 2023 | $2,136,640 |
| Aug 2024 | $2,362,563 |
| Aug 2025 | $2,540,748 |
| Aug 2026 | $2,816,319 |
Rent references
Two sources, never blended
| Source | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| HUD Small Area FMR, FY2026 | $2,080 | $2,610 | $3,060 | $3,960 | $4,290 |
| Zillow observed rent, Aug 2026 | not published for this ZIP | ||||
HUD's Fair Market Rent is the 40th percentile gross rent (rent plus utilities) for a standard unit, and it is what Section 8 vouchers pay against. Zillow's index tracks asking rents on listed homes. The two measure different things, so they are shown side by side and never averaged. HUD area: Nassau-Suffolk, NY HUD Metro FMR Area.
Property tax
- Effective rate
- 0.50%
- ZIP area, ACS
- At the typical price
- $14,082/yr
Median real estate taxes paid divided by median home value, Census ACS 2020 to 2024. Nassau County: 1.46%. Actual bills depend on the assessment, exemptions and any non-homestead rate.
Supply
- Permits per 1,000 households
- 2.1
- Nassau County, last 12 months
- National percentile
- 27th
- among US counties
971 new housing units permitted in 2025-09 to 2026-08, Census Building Permits Survey. A high figure means more new supply competing for tenants.
Nearby ZIP codes
| ZIP | Distance | Typical price | Rent | Gross yield | Cash flow /mo |
|---|---|---|---|---|---|
| 11560Locust Valley | 1.5 mi | $1,273,000 | $2,920* | 2.8% | -$6,659 |
| 11709Bayville | 1.7 mi | $864,000 | $2,480* | 3.4% | -$4,405 |
| 11771Oyster Bay | 1.9 mi | $1,343,000 | $2,490* | 2.2% | -$7,558 |
| 11732East Norwich | 2.9 mi | $1,048,000 | $3,560* | 4.1% | -$4,709 |
| 11542Glen Cove | 3.7 mi | $828,000 | $3,732 | 5.4% | -$3,050 |
| 11545Glen Head | 4.1 mi | $1,618,000 | $2,620* | 1.9% | -$9,180 |
| 11791Syosset | 4.8 mi | $1,224,000 | $4,120* | 4.0% | -$5,284 |
| 11579Sea Cliff | 5.2 mi | $1,143,000 | $2,860* | 3.0% | -$5,755 |
* HUD Fair Market Rent, 2 bedroom (no Zillow rent index for that ZIP).
Run the numbers on a real listing
The calculator opens with this ZIP's figures. Swap in a listing's price and rent, your rate and your costs.
Open the calculator for 11765Questions
- Is 11765 good for rental property?
- On the typical home here, priced at $2,816,000 and renting for $3,060 a month (HUD Fair Market Rent, 2 bedroom, FY2026), the gross yield is 1.3% and the estimated cap rate is -0.4%. At a 7.78% investor rate with 25% down, estimated cash flow is -$16,202 a month. The median gross yield across the 8,418 ZIP codes with full Zillow data is 5.6%. These are figures for a typical property, not a judgement on any particular one.
- What is the typical rent in 11765?
- Zillow does not publish a rent index for 11765. HUD's FY2026 Small Area Fair Market Rent for a 2-bedroom here is $3,060, the 40th percentile of gross rents and the basis for Section 8 payment standards.
- What is the property tax rate in 11765?
- The effective property tax rate is about 0.50% of value (median taxes paid divided by median home value, Census ACS 2020 to 2024). On the typical $2,816,000 home that is about $14,082 a year. Your bill depends on the assessment and local exemptions.
- What interest rate makes a rental in 11765 break even?
- With the default assumptions, no interest rate brings cash flow to zero: rent does not cover operating costs plus principal on a 30-year loan with 25% down.
- How fast are prices and rents changing in 11765?
- Over the 12 months to August 2026, the typical home value changed +10.8%.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
- NAIC Homeowners Insurance Report, data for 2023
National Association of Insurance Commissioners. Read: 2023.
Average HO-3 homeowners premium by state, multiplied by 1.2 as a landlord-policy assumption.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.