Real Estate Investing in Buffalo, New York (14220)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14220 (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: 9.0% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Buffalo, NY (14220)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 14220 Buffalo
The 14220 ZIP covers a section of Buffalo that demands careful diligence. Prices near $234K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 14220 can be a a strong candidate for hunting ground — but the discount at $234K reflects genuine risk that outside investors often underestimate.
Within NY, ZIP 14220 trails on several market indicators that neighboring Erie County submarkets outperform. The gap is real and robust enough to shape underwriting.
A solid renter share of 31% in 14220 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. impressive returns are possible in 14220, 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 14220
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $200,646 | $1,260 | 4.5% | +8.9% | $100,323 |
| 3BR | $228,034 | $1,540 | 4.9% | +8.5% | $76,011 |
| 4BR | $238,541 | $1,750 | 5.3% | +8.3% | $59,635 |
| 5BR | $255,775 | — | — | +7.5% | $51,155 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14220 Compare?
| Metric | 14220 | Buffalo | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $234,243 | $237,084 | N/A | $505,608 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 6.6% |
| Avg Rent | $1,251 | $1,433 | N/A | - |
| Cap Rate | 4.2% | 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 14220 (Buffalo, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $234,243 |
| Monthly Rent | $1,251 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 Rent Trends
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). 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 14220
Population: 23,786
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 14220
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BILINGUAL CENTER
LACKAWANNA HIGH SCHOOL
LACKAWANNA MIDDLE SCHOOL
MARTIN ROAD ELEMENTARY SCHOOL
PS 27 HILLERY PARK ACADEMY
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
How do landlord-tenant laws work in Buffalo, NY?
NY law tenant-protective for landlords, and Buffalo inherits those rules. Investors should still review local ordinances for rental licensing.
Is Buffalo, NY better for rentals, flips, or BRRRR?
For Buffalo, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How expensive is real estate in Buffalo, NY?
The median home value in Buffalo, NY is roughly $234K. That puts it reasonable relative to the NY statewide average.
Can I live-in-and-rent in Buffalo, NY?
The house hack math a challenging in Buffalo, NY. Owner-occupant buyers benefit from the $1,251/mo rents and $234K home values.
Are tenants stable 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.
You know 14220 now. You don’t know where it ranks.
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How 14220 ranks in Buffalo-Cheektowaga, NY
Every ZIP in this metro, ranked. Free.
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