Real Estate Investing in East Aurora, New York (14052)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14052 (East Aurora, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in East Aurora, NY (14052)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 14052 East Aurora
ZIP 14052 in East Aurora, NY carries a sturdy set of headwinds. Home values near $454K and rents of $2,150/mo sit inside a market where underwriting has to be tight.
Rent of $2,150/mo on a $454K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14052 sits below the stated 0.0% once reality is priced in.
Regionally, 14052 sits on the difficult end of the NY spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
The 14052 ZIP's population of 17,501 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Distressed ZIPs reward experience. sturdy returns are possible in 14052, 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 East Aurora:
Property Strategy for 14052
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $313,478 | $1,260 | 2.9% | +7.5% | $156,739 |
| 3BR | $401,795 | $1,540 | 2.8% | +7.1% | $133,932 |
| 4BR | $496,700 | $1,750 | 2.5% | +7.7% | $124,175 |
| 5BR | $585,043 | — | — | +7.4% | $117,009 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14052 Compare?
| Metric | 14052 | East Aurora | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $453,784 | $453,784 | N/A | $505,608 |
| 5-Year CAGR | 6.3% | 6.3% | N/A | 6.6% |
| Avg Rent | $2,150 | $2,150 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 14052 (East Aurora, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 14052 (East Aurora, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $453,784 |
| Monthly Rent | $2,150 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (3.7%). 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 14052
Population: 17,501
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 14052
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
What strategy should investors use in East Aurora, NY?
Investors usually favor careful cash-flow rentals with hands-on management in East Aurora, NY. With home values at $454K and rents near $2,150/mo, other strategies can work but produce reliable rather than outsized returns.
What do rentals go for in East Aurora, NY?
Rental rates in East Aurora, NY average $2,150/mo. Tenant demand and $454K home values make the yield look reasonable by investor standards.
What are home prices like in East Aurora, NY?
The median home value in East Aurora, NY is roughly $454K. That puts it reasonable relative to the NY statewide average.
Are landlord laws favorable in East Aurora, NY?
East Aurora, NY operates under NY law, which is tenant-protective overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
Does East Aurora, NY make sense for an investment property?
With a 3.0/5 investability score, East Aurora, NY ranks as a solid market for rental property investors. Median prices of $454K and rents of $2,150/mo drive the underlying numbers.
You know 14052 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14052 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 14052 ranks in Buffalo-Cheektowaga, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 14052 (East Aurora)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 14052 (East Aurora, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.