Real Estate Investing in Lancaster, New York (14086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14086 (Lancaster, 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.
What’s happening in Lancaster, NY (14086)?
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Market Analysis: 14086 Lancaster
This part of Erie County is not an easy win. The 14086 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,582/mo on a $389K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14086 sits below the stated 0.0% once reality is priced in.
In the broader NY picture, 14086 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 14086 includes headwinds that any investor should price in. Income distribution skews lower than Lancaster averages, and tenant stability requires active management.
The right play in 14086 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Lancaster:
Property Strategy for 14086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $267,009 | $1,290 | 3.5% | +8.5% | $133,505 |
| 3BR | $342,531 | $1,580 | 3.3% | +7.9% | $114,177 |
| 4BR | $493,090 | $1,800 | 2.6% | +8.8% | $123,273 |
| 5BR | $440,003 | — | — | +8.4% | $88,001 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14086 Compare?
| Metric | 14086 | Lancaster | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $388,800 | $388,800 | N/A | $505,608 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.6% |
| Avg Rent | $1,582 | $1,582 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14086 (Lancaster, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $388,800 |
| Monthly Rent | $1,582 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 14086
Population: 35,659
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 14086
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
How does Lancaster, NY stack up for property investment?
Yes - Lancaster, NY a 3.0/5 investability score. With $389K home prices against $1,582/mo monthly rent, the market delivers a reasonable entry point for new investors.
How much is rent in Lancaster, NY?
Rents in Lancaster, NY run near $1,582/mo. Compared with median home prices of $389K that produces solid gross yields for typical rentals.
What is the typical home price in Lancaster, NY?
Homes in Lancaster, NY typically sell near $389K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
What is the typical renter like in Lancaster, NY?
Tenant quality in Lancaster, NY ranks as solid. Landlords generally report reliable occupancy at market rents of $1,582/mo.
How quickly do rentals get leased in Lancaster, NY?
Vacancy risk in Lancaster, NY is elevated. That supports consistent cash flow for typical rental holds.
You know 14086 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14086 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 14086 ranks in Buffalo-Cheektowaga, NY
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