Real Estate Investing in Clarence, New York (14031)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14031 (Clarence, NY)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 35.4 — hard to cash-flow at these prices.
What’s happening in Clarence, NY (14031)?
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Market Analysis: 14031 Clarence
Investors eyeing 14031 need to respect the fundamentals at play. Home values of $530K come alongside slower price movement and elevated management overhead.
Looking more closely, the numbers look inviting — $530K purchase price, 0.0% nominal cap — the work to hit that pro forma in 14031 is substantial and deserves full respect.
In the broader NY picture, 14031 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A solid renter share of 21% in 14031 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Clarence:
Property Strategy for 14031
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $283,604 | $1,220 | 3.1% | +6.7% | $141,802 |
| 3BR | $405,029 | $1,490 | 2.6% | +8.6% | $135,010 |
| 4BR | $599,894 | $1,700 | 2.0% | +8.9% | $149,973 |
| 5BR | $898,470 | — | — | +8.4% | $179,694 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14031 Compare?
| Metric | 14031 | Clarence | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $530,439 | $530,439 | N/A | $505,608 |
| 5-Year CAGR | 7.8% | 7.8% | N/A | 6.6% |
| Avg Rent | $1,250 | $1,250 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14031 (Clarence, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $530,439 |
| Monthly Rent | $1,250 |
| Price-to-Rent | 35.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (1.8%). 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 14031
Population: 9,741
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 14031
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
Investor Insight: With 1,747 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Clarence, NY?
Median home price in Clarence, NY is near $530K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
Should investors worry about vacancy in Clarence, NY?
Occupancy in Clarence, NY runs consistent with elevated vacancy. Well-priced units at $1,250/mo lease on reasonable timelines.
How strong is tenant demand in Clarence, NY?
Tenant quality in Clarence, NY ranks as solid. Landlords generally report reliable occupancy at market rents of $1,250/mo.
Are eviction rules reasonable in Clarence, NY?
NY law tenant-protective for landlords, and Clarence inherits those rules. Investors should still review local ordinances for rental licensing.
Are rents high in Clarence, NY?
Rent in Clarence, NY is around $1,250/mo. The resulting rent-to-value relationship with $530K pricing is reasonable for most investor models.
You know 14031 now. You don’t know where it ranks.
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How 14031 ranks in Buffalo-Cheektowaga, NY
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