Real Estate Investing in East Bethany, New York (14054)
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Should you buy in 14054 (East Bethany, NY)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
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 East Bethany, NY (14054)?
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Market Analysis: 14054 East Bethany
The 14054 ZIP in East Bethany, NY is a local-operator market. Outside capital chasing a $233K entry has to pair deep knowledge with the discount.
For an experienced owner, 14054 can be a worth a close look for hunting ground — but the discount at $233K reflects genuine risk that outside investors often underestimate.
In the broader NY picture, 14054 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 14054 includes headwinds that any investor should price in. Income distribution skews lower than East Bethany averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 14054 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in East Bethany:
Property Strategy for 14054
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $220,952 | $1,270 | 4.1% | +6.5% | $73,651 |
| 4BR | $245,960 | $1,400 | 4.1% | +6.5% | $61,490 |
Market Trends
Home Value History (with trend line)
📊 How Does 14054 Compare?
| Metric | 14054 | East Bethany | Batavia, NY | New York |
|---|---|---|---|---|
| Home Value | $232,657 | $232,657 | N/A | $505,608 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 6.6% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 14054 (East Bethany, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $232,657 |
| Monthly Rent | $954 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (3.2%). 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 14054
Population: 1,359
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
Investor Insight: With 2,749 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is East Bethany, NY a good place for real estate investing?
The 3.0/5 investability rating in East Bethany, NY reflects its $233K prices and $954/mo rents. Investors generally consider it a solid option within NY.
What are rental rates like in East Bethany, NY?
East Bethany, NY rentals go for roughly $954/mo a month. That puts gross yield in solid territory relative to $233K acquisition costs.
Does East Bethany, NY favor landlords or tenants?
For rental operators, East Bethany, NY rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Is East Bethany, NY good for house hacking?
East Bethany, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $954/mo rent level.
Which investment style suits East Bethany, NY?
Most investors in East Bethany, NY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 14054 now. You don’t know where it ranks.
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How 14054 ranks in Batavia, NY
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