Real Estate Investing in Irving, New York (14081)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14081 (Irving, 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.
- High vacancy: 23.0% of homes vacant — above national norms.
- 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 Irving, NY (14081)?
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Market Analysis: 14081 Irving
ZIP 14081 inside Erie County looks affordable on the surface — median value of $245K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,098/mo on a $245K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14081 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 14081 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Looking more closely, 2,736 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 14081 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Irving:
Property Strategy for 14081
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $199,468 | $1,220 | 4.4% | +9.9% | $99,734 |
| 3BR | $234,332 | $1,510 | 4.6% | +8.0% | $78,111 |
| 4BR | $320,973 | $1,680 | 3.8% | +7.8% | $80,243 |
Market Trends
Home Value History (with trend line)
📊 How Does 14081 Compare?
| Metric | 14081 | Irving | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $244,851 | $244,851 | N/A | $505,608 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 6.6% |
| Avg Rent | $1,098 | $1,098 | 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 14081 (Irving, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $244,851 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +10.3% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 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 (3.5%). 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 14081
Population: 2,736
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
Frequently Asked Questions
How quickly do rentals get leased in Irving, NY?
Irving, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
Is Irving, NY a smart market for rental property?
Yes - Irving, NY a 3.0/5 investability score. With $245K home prices against $1,098/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the median home value in Irving, NY?
Irving, NY median home values land near $245K. That is reasonable territory for investors looking at $1,098/mo-per-month rentals.
Is Irving, NY good for house hacking?
Irving, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,098/mo rent level.
How deep is the rental pool in Irving, NY?
Working renters make up the core of the Irving, NY tenant base. The pool is reasonable for investors targeting long-term holds.
You know 14081 now. You don’t know where it ranks.
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How 14081 ranks in Buffalo-Cheektowaga, NY
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