Real Estate Investing in Angola, New York (14006)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14006 (Angola, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.7% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Angola, NY (14006)?
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Market Analysis: 14006 Angola
This part of Erie County is not an easy win. The 14006 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $230K purchase price, 0.0% nominal cap — the work to hit that pro forma in 14006 is substantial and deserves full respect.
ZIP 14006's metrics run below Erie County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 14006 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. substantial returns are possible in 14006, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Angola:
Property Strategy for 14006
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $108,067 | $1,130 | 7.5% | +7.4% | $108,067 |
| 2BR | $162,795 | $1,330 | 5.9% | +8.3% | $81,397 |
| 3BR | $229,499 | $1,620 | 5.1% | +8.3% | $76,500 |
| 4BR | $266,123 | $1,850 | 5.0% | +8.2% | $66,531 |
| 5BR | $312,717 | — | — | +8.2% | $62,543 |
Market Trends
Home Value History (with trend line)
📊 How Does 14006 Compare?
| Metric | 14006 | Angola | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $230,492 | $230,492 | N/A | $505,608 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 6.6% |
| Avg Rent | $1,197 | $1,197 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14006 (Angola, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $230,492 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 14006
Population: 9,354
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 14006
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How does Angola, NY stack up for property investment?
With a 3.0/5 investability score, Angola, NY ranks as a solid market for rental property investors. Median prices of $230K and rents of $1,197/mo drive the underlying numbers.
What approach is best for Angola, NY real estate?
Angola, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($230K prices, $1,197/mo rents) make it a reasonable choice.
What monthly rent should investors expect in Angola, NY?
Rents in Angola, NY run near $1,197/mo. Compared with median home prices of $230K that produces solid gross yields for typical rentals.
Is NY a landlord-friendly state?
NY ranks as a tenant-protective state for landlord-tenant law. Angola generally follows the statewide framework, so landlords face reasonable operating rules.
Are there empty rentals in Angola, NY?
Vacancy risk in Angola, NY is elevated. That supports reliable cash flow for typical rental holds.
You know 14006 now. You don’t know where it ranks.
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How 14006 ranks in Buffalo-Cheektowaga, NY
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