Real Estate Investing in Lawtons, New York (14091)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14091 (Lawtons, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 22.8% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lawtons, NY (14091)?
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Market Analysis: 14091 Lawtons
The 14091 ZIP in Lawtons, NY is a local-operator market. Outside capital chasing a $288K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 14091 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within NY, ZIP 14091 trails on several market indicators that neighboring Erie County submarkets outperform. The gap is real and durable enough to shape underwriting.
A durable renter share of 12% in 14091 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 14091 is an operator game, not a passive one. Meanwhile, entry prices of $288K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Lawtons:
Market Trends
Home Value History (with trend line)
📊 How Does 14091 Compare?
| Metric | 14091 | Lawtons | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $287,911 | $287,911 | N/A | $505,608 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 6.6% |
| Avg Rent | $1,809 | $1,809 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14091 (Lawtons, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $287,911 |
| Monthly Rent | $1,809 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (4.9%). 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 14091
Population: 1,402
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 14091
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
NORTH COLLINS JUNIOR-SENIOR HIGH SCHOOL
NORTH COLLINS ELEMENTARY SCHOOL
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.
Frequently Asked Questions
What is the average monthly rent in Lawtons, NY?
Rent in Lawtons, NY is around $1,809/mo. The resulting rent-to-value relationship with $288K pricing is reasonable for most investor models.
Do rentals sit vacant long in Lawtons, NY?
Rental vacancy in Lawtons, NY is elevated. Investors should budget normal turnover but not chronic empty units.
What real estate strategy is ideal for Lawtons, NY?
Lawtons, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($288K prices, $1,809/mo rents) make it a reasonable choice.
Are renters plentiful in Lawtons, NY?
Working renters make up the core of the Lawtons, NY tenant base. The pool is reasonable for investors targeting long-term holds.
How do home values compare in Lawtons, NY?
In Lawtons, NY the median home value sits at $288K. Against the broader NY market, that reads as reasonable for most investors.
You know 14091 now. You don’t know where it ranks.
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How 14091 ranks in Buffalo-Cheektowaga, NY
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