Real Estate Investing in Derby, New York (14047)
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Should you buy in 14047 (Derby, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- 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 Derby, NY (14047)?
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Market Analysis: 14047 Derby
This part of Erie County is not an easy win. The 14047 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 14047 is impressive only for operators who understand what they are buying. A $263K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Derby have seen price recovery that 14047 has not matched. Erie County data supports the view that the spread is structural rather than temporary.
Demographically, 14047 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. significant returns are possible in 14047, 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 Derby:
Property Strategy for 14047
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $176,352 | $1,280 | 5.2% | +8.4% | $88,176 |
| 3BR | $243,189 | $1,560 | 4.6% | +8.8% | $81,063 |
| 4BR | $304,172 | $1,780 | 4.2% | +8.7% | $76,043 |
Market Trends
Home Value History (with trend line)
📊 How Does 14047 Compare?
| Metric | 14047 | Derby | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $263,365 | $263,365 | N/A | $505,608 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 6.6% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 14047 (Derby, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $263,365 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (3.4%). 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 14047
Population: 6,072
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 14047
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 3,740 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What strategy should investors use in Derby, NY?
In Derby, NY the solid play is typically careful cash-flow rentals with hands-on management. The combination of $263K prices and $1,152/mo rents suits that approach.
How strict are landlord regulations in Derby, NY?
For rental operators, Derby, NY rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in Derby, NY?
The renter base in Derby, NY is reasonable for the $1,152/mo price point. Screening well and pricing to market typically yields measured tenants.
Can I house hack in Derby, NY?
House hacking in Derby, NY is a challenging. With home values around $263K and rents at $1,152/mo, owner-occupants can offset a meaningful share of PITI.
What kind of market is Derby, NY for investors?
Derby, NY scores 3.0/5 for investability. Home values sit at $263K and rents near $1,152/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 14047 now. You don’t know where it ranks.
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How 14047 ranks in Buffalo-Cheektowaga, NY
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