Real Estate Investing in Holley, New York (14470)
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Should you buy in 14470 (Holley, NY)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Holley, NY (14470)?
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Market Analysis: 14470 Holley
The 14470 ZIP in Holley, NY is a local-operator market. Outside capital chasing a $228K entry has to pair deep knowledge with the discount.
For an experienced owner, 14470 can be a a solid fit for hunting ground — but the discount at $228K reflects genuine risk that outside investors often underestimate.
Regionally, 14470 sits on the difficult end of the NY spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 14470 includes headwinds that any investor should price in. Income distribution skews lower than Holley averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 14470 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Holley:
Property Strategy for 14470
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $173,049 | $1,290 | 5.4% | +8.9% | $86,525 |
| 3BR | $217,058 | $1,550 | 5.1% | +8.7% | $72,353 |
| 4BR | $230,340 | $1,710 | 5.3% | +8.9% | $57,585 |
| 5BR | $248,055 | — | — | +8.2% | $49,611 |
Market Trends
Home Value History (with trend line)
📊 How Does 14470 Compare?
| Metric | 14470 | Holley | Rochester, NY | New York |
|---|---|---|---|---|
| Home Value | $228,177 | $228,177 | N/A | $505,608 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.6% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 14470 (Holley, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $228,177 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +10.3% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (4.0%). 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 14470
Population: 7,765
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 14470
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 3,785 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Holley, NY stack up for property investment?
The 3.0/5 investability rating in Holley, NY reflects its $228K prices and $1,161/mo rents. Investors generally consider it a solid option within NY.
How much do tenants pay in Holley, NY?
The typical rental in Holley, NY commands about $1,161/mo monthly. That rent profile even-keeled cash flow against the $228K purchase basis.
Is the tenant base reliable in Holley, NY?
Tenant quality in Holley, NY ranks as solid. Landlords generally report steady occupancy at market rents of $1,161/mo.
What are vacancy rates like in Holley, NY?
Holley, NY carries elevated vacancy risk. Expect reliable absorption at market rents of $1,161/mo.
How should investors approach Holley, NY?
Investors usually favor careful cash-flow rentals with hands-on management in Holley, NY. With home values at $228K and rents near $1,161/mo, other strategies can work but produce predictable rather than outsized returns.
You know 14470 now. You don’t know where it ranks.
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How 14470 ranks in Rochester, NY
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