Real Estate Investing in South Dayton, New York (14138)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14138 (South Dayton, 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.
- High vacancy: 16.0% 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 South Dayton, NY (14138)?
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Market Analysis: 14138 South Dayton
This part of Chautauqua County is not an easy win. The 14138 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $918/mo on a $152K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14138 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 14138 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 14138 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. robust returns are possible in 14138, 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 South Dayton:
Property Strategy for 14138
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $130,778 | $1,020 | 5.6% | +10.6% | $65,389 |
| 3BR | $144,767 | $1,270 | 6.3% | +8.5% | $48,256 |
| 4BR | $164,714 | $1,410 | 6.2% | +11.0% | $41,178 |
Market Trends
Home Value History (with trend line)
📊 How Does 14138 Compare?
| Metric | 14138 | South Dayton | Jamestown-Dunkirk-Fredonia, NY | New York |
|---|---|---|---|---|
| Home Value | $152,392 | $152,392 | N/A | $505,608 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 6.6% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14138 (South Dayton, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $152,392 |
| Monthly Rent | $918 |
| Price-to-Rent | 13.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 12.0% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 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 (4.7%). 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 14138
Population: 2,019
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 14138
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.
Frequently Asked Questions
What is the renter demographic in South Dayton, NY?
The renter base in South Dayton, NY is reasonable for the $918/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What kind of market is South Dayton, NY for investors?
South Dayton, NY rates 3.0/5 for investability. With median values at $152K and rents near $918/mo, the market offers reasonable fundamentals for rental investors.
Where do home prices stand in South Dayton, NY?
Typical homes in South Dayton, NY go for around $152K. The 5-year CAGR of 0.0% consistent price movement.
Can I house hack in South Dayton, NY?
The house hack math a challenging in South Dayton, NY. Owner-occupant buyers benefit from the $918/mo rents and $152K home values.
Is NY a landlord-friendly state?
NY law tenant-protective for landlords, and South Dayton inherits those rules. Investors should still review local ordinances for rental licensing.
You know 14138 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14138 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 14138 ranks in Jamestown-Dunkirk-Fredonia, NY
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