Real Estate Investing in Freedom, New York (14065)
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Should you buy in 14065 (Freedom, 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.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
- 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 Freedom, NY (14065)?
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Market Analysis: 14065 Freedom
The 14065 ZIP covers a section of Freedom that demands careful diligence. Prices near $202K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $202K asset, 14065 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within NY, ZIP 14065 trails on several market indicators that neighboring Cattaraugus County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Resident income in 14065 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Freedom's stable or hybrid ZIPs before stepping into 14065. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Freedom:
Property Strategy for 14065
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $150,811 | $1,010 | 4.8% | +9.1% | $75,405 |
| 3BR | $197,795 | $1,260 | 4.6% | +8.1% | $65,932 |
| 4BR | $230,147 | $1,460 | 4.6% | +7.8% | $57,537 |
Market Trends
Home Value History (with trend line)
📊 How Does 14065 Compare?
| Metric | 14065 | Freedom | Olean, NY | New York |
|---|---|---|---|---|
| Home Value | $202,418 | $202,418 | N/A | $505,608 |
| 5-Year CAGR | 7.0% | 7.0% | N/A | 6.6% |
| Avg Rent | $909 | $909 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14065 (Freedom, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $202,418 |
| Monthly Rent | $909 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 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 (3.5%). 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 14065
Population: 1,769
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Freedom, NY a good market for buy-and-hold investors?
Freedom, NY rates 3.0/5 for investability. With median values at $202K and rents near $909/mo, the market offers reasonable fundamentals for rental investors.
Are rents high in Freedom, NY?
Rental rates in Freedom, NY average $909/mo. Tenant demand and $202K home values make the yield look reasonable by investor standards.
Is Freedom, NY suited for a house hack?
House hacking in Freedom, NY is reasonable to execute. Prices around $202K and rents of $909/mo solid owner-occupant economics.
How much does a house cost in Freedom, NY?
Median home price in Freedom, NY is near $202K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
What is the smart move for investors in Freedom, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Freedom, NY. With home values at $202K and rents near $909/mo, other strategies can work but produce stable rather than outsized returns.
You know 14065 now. You don’t know where it ranks.
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How 14065 ranks in Olean, NY
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