Real Estate Investing in Oakfield, New York (14125)
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Should you buy in 14125 (Oakfield, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Oakfield, NY (14125)?
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Market Analysis: 14125 Oakfield
ZIP 14125 in Oakfield, NY carries a solid set of headwinds. Home values near $195K and rents of $1,161/mo sit inside a market where underwriting has to be tight.
The investment case in 14125 is impressive only for operators who understand what they are buying. A $195K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader NY picture, 14125 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 14125 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 14125 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 Oakfield:
Property Strategy for 14125
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $162,437 | $1,290 | 5.7% | +8.0% | $81,218 |
| 3BR | $178,898 | $1,550 | 6.2% | +7.3% | $59,633 |
| 4BR | $195,110 | $1,710 | 6.3% | +6.8% | $48,777 |
Market Trends
Home Value History (with trend line)
📊 How Does 14125 Compare?
| Metric | 14125 | Oakfield | Batavia, NY | New York |
|---|---|---|---|---|
| Home Value | $194,996 | $194,996 | N/A | $505,608 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.6% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
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 14125 (Oakfield, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $194,996 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (4.6%). 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 14125
Population: 3,668
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 14125
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
Investor Insight: With 2,749 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Oakfield, NY?
Median home price in Oakfield, NY is near $195K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
What kind of tenants rent in Oakfield, NY?
The renter base in Oakfield, NY is reasonable for the $1,161/mo price point. Screening well and pricing to market typically yields predictable tenants.
How quickly do rentals get leased in Oakfield, NY?
Vacancy in Oakfield, NY is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,161/mo.
What approach is best for Oakfield, NY real estate?
Oakfield, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($195K prices, $1,161/mo rents) make it a reasonable choice.
Is Oakfield in NY worth investing in?
Oakfield, NY rates 3.0/5 for investability. With median values at $195K and rents near $1,161/mo, the market offers reasonable fundamentals for rental investors.
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