Real Estate Investing in Buffalo, New York (14201)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14201 (Buffalo, NY)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.2% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 46.0% poverty rate — can affect rent collection.
- Lower household income: $34,092 median — tenant affordability is tighter.
What’s happening in Buffalo, NY (14201)?
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Market Analysis: 14201 Buffalo
The 14201 ZIP covers a section of Buffalo that demands careful diligence. Prices near $316K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 14201 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Meanwhile, 14201 offers a low basis, the region around Buffalo has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A healthy renter share of 80% in 14201 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. notable returns are possible in 14201, 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 Buffalo:
Property Strategy for 14201
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $265,527 | $1,360 | 3.7% | +4.5% | $132,763 |
| 3BR | $319,445 | $1,660 | 3.7% | +4.2% | $106,482 |
| 4BR | $369,771 | $1,890 | 3.7% | +6.3% | $92,443 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14201 Compare?
| Metric | 14201 | Buffalo | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $316,306 | $237,084 | N/A | $505,608 |
| 5-Year CAGR | 2.3% | 5.8% | N/A | 6.6% |
| Avg Rent | $1,255 | $1,433 | N/A | - |
| Cap Rate | 3.1% | 4.7% | - | - |
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 14201 (Buffalo, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $316,306 |
| Monthly Rent | $1,255 |
| Price-to-Rent | 21.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | -8.4% ▼ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 14201
Population: 12,545
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 14201
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BENNETT PARK MONTESSORI SCHOOL
BUFFALO ACADEMY FOR THE VISUAL & PERFORMING ARTS
BUFFALO ELEMENTARY SCHOOL OF TECHNOLOGY
COMMUNITY SCHOOL #53
EMERSON SCHOOL OF HOSPITALITY
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 3,856 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Buffalo, NY?
Median home price in Buffalo, NY is near $316K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Is Buffalo, NY a friendly market for rental owners?
Buffalo, NY operates under NY law, which is tenant-protective overall for landlords. Expect stable treatment in typical lease and eviction cases.
Is Buffalo, NY good for house hacking?
Buffalo, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,255/mo rent level.
How much rent can I charge in Buffalo, NY?
Average rent in Buffalo, NY is approximately $1,255/mo per month. Against $316K home values that yields a reasonable rent-to-price ratio.
What kind of tenants rent in Buffalo, NY?
The renter base in Buffalo, NY is reasonable for the $1,255/mo price point. Screening well and pricing to market typically yields steady tenants.
You know 14201 now. You don’t know where it ranks.
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How 14201 ranks in Buffalo-Cheektowaga, NY
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