Real Estate Investing in Williamsville, New York (14221)
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Should you buy in 14221 (Williamsville, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Williamsville, NY (14221)?
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Market Analysis: 14221 Williamsville
This part of Erie County is not an easy win. The 14221 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 14221 can be a a strong candidate for hunting ground — but the discount at $430K reflects genuine risk that outside investors often underestimate.
On balance, 14221 offers a low basis, the region around Williamsville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 14221 includes headwinds that any investor should price in. Income distribution skews lower than Williamsville averages, and tenant stability requires active management.
The right play in 14221 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Williamsville:
Property Strategy for 14221
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $290,818 | $1,820 | 4.5% | +7.4% | $145,409 |
| 3BR | $356,221 | $2,220 | 4.5% | +7.9% | $118,740 |
| 4BR | $462,766 | $2,530 | 3.9% | +8.1% | $115,692 |
| 5BR | $559,346 | — | — | +8.4% | $111,869 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14221 Compare?
| Metric | 14221 | Williamsville | Buffalo-Cheektowaga, NY | New York |
|---|---|---|---|---|
| Home Value | $429,920 | $429,920 | N/A | $505,608 |
| 5-Year CAGR | 6.9% | 6.9% | N/A | 6.6% |
| Avg Rent | $2,015 | $2,015 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 14221 (Williamsville, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $429,920 |
| Monthly Rent | $2,015 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). 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 14221
Population: 55,153
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 14221
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,435 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Williamsville, NY?
Williamsville, NY rates 3.0/5 for investability. With median values at $430K and rents near $2,015/mo, the market offers reasonable fundamentals for rental investors.
What is the average home sale price in Williamsville, NY?
The median home value in Williamsville, NY is roughly $430K. That puts it reasonable relative to the NY statewide average.
How should investors approach Williamsville, NY?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Williamsville, NY. The numbers - $430K homes against $2,015/mo rents - support that play.
What is the renter demographic in Williamsville, NY?
The tenant pool in Williamsville, NY is solid, supported by local employment and population fundamentals. Rents of $2,015/mo are well-absorbed by the market.
What is the average monthly rent in Williamsville, NY?
Average rent in Williamsville, NY is approximately $2,015/mo per month. Against $430K home values that yields a reasonable rent-to-price ratio.
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How 14221 ranks in Buffalo-Cheektowaga, NY
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