Real Estate Investing in Buffalo, New York (14206)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14206 (Buffalo, 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: 11.7% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Buffalo, NY (14206)?
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Market Analysis: 14206 Buffalo
The 14206 ZIP in Buffalo, NY is a local-operator market. Outside capital chasing a $180K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 14206 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader NY picture, 14206 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 14206 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Buffalo:
Property Strategy for 14206
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $155,660 | $1,180 | 5.5% | +11.0% | $77,830 |
| 3BR | $183,072 | $1,440 | 5.7% | +10.8% | $61,024 |
| 4BR | $165,186 | $1,640 | 7.1% | +9.5% | $41,296 |
| 5BR | $153,737 | — | — | +8.5% | $30,747 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14206 Compare?
| Metric | 14206 | Buffalo | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $180,031 | $237,084 | N/A | $505,608 |
| 5-Year CAGR | 7.2% | 5.8% | N/A | 6.6% |
| Avg Rent | $1,183 | $1,433 | N/A | - |
| Cap Rate | 5.1% | 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 14206 (Buffalo, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $180,031 |
| Monthly Rent | $1,183 |
| Price-to-Rent | 12.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 12.4% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +11.0% ▲ |
🏠 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 (5.1%). 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 14206
Population: 22,427
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 14206
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BENNETT PARK MONTESSORI SCHOOL
BILINGUAL CENTER
BUFFALO ELEMENTARY SCHOOL OF TECHNOLOGY
BUILD COMMUNITY SCHOOL
DISCOVERY SCHOOL
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 4,052 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What strategy should investors use in Buffalo, NY?
In Buffalo, NY the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $180K prices and $1,183/mo rents suits that approach.
How much rent can I charge in Buffalo, NY?
Average rent in Buffalo, NY is approximately $1,183/mo per month. Against $180K home values that yields a reasonable rent-to-price ratio.
Are there empty rentals in Buffalo, NY?
Vacancy risk in Buffalo, NY is elevated. That supports steady cash flow for typical rental holds.
How deep is the rental pool in Buffalo, NY?
Working renters make up the core of the Buffalo, NY tenant base. The pool is reasonable for investors targeting long-term holds.
Where do home prices stand in Buffalo, NY?
Expect median prices around $180K in Buffalo, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
You know 14206 now. You don’t know where it ranks.
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How 14206 ranks in Buffalo-Cheektowaga, NY
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