Real Estate Investing in Middleport, New York (14105)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14105 (Middleport, 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.
- Elevated vacancy: 9.4% vacancy may signal weakening demand.
- 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 Middleport, NY (14105)?
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Market Analysis: 14105 Middleport
ZIP 14105 in Middleport, NY carries a notable set of headwinds. Home values near $225K and rents of $963/mo sit inside a market where underwriting has to be tight.
Rent of $963/mo on a $225K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14105 sits below the stated 0.0% once reality is priced in.
The gap between 14105 and stronger Middleport ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 14105 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. healthy returns are possible in 14105, 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 Middleport:
Property Strategy for 14105
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $175,843 | $1,070 | 4.4% | +7.3% | $87,922 |
| 3BR | $213,987 | $1,290 | 4.3% | +6.9% | $71,329 |
| 4BR | $234,841 | $1,420 | 4.4% | +7.2% | $58,710 |
Market Trends
Home Value History (with trend line)
📊 How Does 14105 Compare?
| Metric | 14105 | Middleport | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $224,972 | $224,972 | N/A | $505,608 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 6.6% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 14105 (Middleport, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $224,972 |
| Monthly Rent | $963 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +9.8% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.3%). 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 14105
Population: 5,113
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 14105
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 kind of vacancy should I budget for in Middleport, NY?
Occupancy in Middleport, NY runs reliable with elevated vacancy. Well-priced units at $963/mo lease on reasonable timelines.
Where do rents currently stand in Middleport, NY?
Investors in Middleport, NY typically see rents near $963/mo per month against $225K home values - a solid setup for rental cash flow.
Is it easy to find good tenants in Middleport, NY?
Tenant demand in Middleport, NY is solid. The local workforce $963/mo rents across most rental classes.
How expensive is real estate in Middleport, NY?
Median home price in Middleport, NY is near $225K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
What type of investing works in Middleport, NY?
A careful cash-flow rentals with hands-on management strategy Middleport, NY best. The market produces measured results for that approach at the $225K price point.
You know 14105 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14105 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 14105 ranks in Buffalo-Cheektowaga, NY
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