Real Estate Investing in Buffalo, New York (14202)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14202 (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: 12.0% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Buffalo, NY (14202)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 14202 Buffalo
On the rental side, ZIP 14202 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $572K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 14202 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 14202's metrics run below Erie County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 14202 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. healthy returns are possible in 14202, 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 14202
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $498,288 | $1,370 | 2.0% | +4.1% | $249,144 |
| 3BR | $833,220 | $1,670 | 1.4% | +4.3% | $277,740 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14202 Compare?
| Metric | 14202 | Buffalo | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $572,207 | $237,084 | N/A | $505,608 |
| 5-Year CAGR | 2.1% | 5.8% | N/A | 6.6% |
| Avg Rent | $1,968 | $1,433 | N/A | - |
| Cap Rate | 2.7% | 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 14202 (Buffalo, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $572,207 |
| Monthly Rent | $1,968 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 14202
Population: 3,764
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 14202
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
BUFFALO SCHOOL OF CULINARY ARTS AND HOSPITALITY MANAGEMENT
COMMUNITY SCHOOL #53
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
What is the average home sale price in Buffalo, NY?
Typical homes in Buffalo, NY go for around $572K. The 5-year CAGR of 0.0% consistent price movement.
What is the best play in Buffalo, NY?
Buffalo, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($572K prices, $1,968/mo rents) make it a reasonable choice.
Is it easy to find good tenants in Buffalo, NY?
The renter base in Buffalo, NY is reasonable for the $1,968/mo price point. Screening well and pricing to market typically yields steady tenants.
Can I house hack in Buffalo, NY?
Buffalo, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,968/mo rent level.
Is Buffalo in NY worth investing in?
Our data puts Buffalo, NY at 3.0/5 for investability. Home prices of $572K and rents around $1,968/mo create a solid backdrop for investor activity.
You know 14202 now. You don’t know where it ranks.
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How 14202 ranks in Buffalo-Cheektowaga, NY
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