Real Estate Investing in Brockport, New York (14420)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14420 (Brockport, 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 Brockport, NY (14420)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 14420 Brockport
From a cash-flow lens, ZIP 14420 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $284K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $284K asset, 14420 is the wrong submarket. If the plan prices in friction, the yield can still work.
Meanwhile, 14420 offers a low basis, the region around Brockport has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Looking more closely, 20,097 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 14420 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Brockport:
Property Strategy for 14420
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $194,269 | $1,460 | 5.4% | +8.6% | $97,134 |
| 3BR | $257,702 | $1,760 | 4.9% | +8.8% | $85,901 |
| 4BR | $299,778 | $1,930 | 4.6% | +8.7% | $74,944 |
| 5BR | $314,578 | — | — | +8.7% | $62,916 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14420 Compare?
| Metric | 14420 | Brockport | Rochester, NY | New York |
|---|---|---|---|---|
| Home Value | $283,641 | $283,641 | N/A | $505,608 |
| 5-Year CAGR | 8.0% | 8.0% | N/A | 6.6% |
| Avg Rent | $1,330 | $1,330 | 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 14420 (Brockport, NY). Anonymous, moderated, never written by AI.
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Property managers serving Monroe County
Manage rentals here? List your business →Turn-Key Property Management is a full-service company specializing in residential properties of all sizes, serving the community since 1983. summary from their website
Gallagher Property Management helps individuals find their perfect rental home and provides property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $283,641 |
| Monthly Rent | $1,330 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +8.0% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -9.4% ▼ |
| 3-Year CAGR | N/A |
| 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 14420
Population: 20,097
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 14420
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 1,088 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How high is vacancy risk in Brockport, NY?
Brockport, NY carries elevated vacancy risk. Expect reliable absorption at market rents of $1,330/mo.
How landlord-friendly is Brockport, NY?
The landlord environment in Brockport, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What kind of market is Brockport, NY for investors?
Investors tracking Brockport, NY will find a 3.0/5 rating supported by $284K median home values and $1,330/mo rents. That profile suits long-term holders targeting consistent returns.
Is Brockport, NY a good market for FHA house hackers?
Brockport, NY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $284K price point reasonable to enter.
What do rentals go for in Brockport, NY?
Rental rates in Brockport, NY average $1,330/mo. Tenant demand and $284K home values make the yield look reasonable by investor standards.
You know 14420 now. You don’t know where it ranks.
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How 14420 ranks in Rochester, NY
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