Real Estate Investing in Le Roy, New York (14482)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14482 (Le Roy, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Le Roy, NY (14482)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 14482 Le Roy
The 14482 ZIP covers a section of Le Roy that demands careful diligence. Prices near $235K look accessible, but the work to make a deal cash flow is real.
Rent of $1,161/mo on a $235K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14482 sits below the stated 0.0% once reality is priced in.
Stepping back, 14482 offers a low basis, the region around Le Roy has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 14482 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.
New investors are better served looking at Le Roy's stable or hybrid ZIPs before stepping into 14482. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Le Roy:
Property Strategy for 14482
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $183,527 | $1,290 | 5.1% | +8.8% | $91,764 |
| 3BR | $221,360 | $1,550 | 5.0% | +8.7% | $73,787 |
| 4BR | $239,872 | $1,710 | 5.1% | +8.7% | $59,968 |
| 5BR | $295,102 | — | — | +8.1% | $59,020 |
Market Trends
Home Value History (with trend line)
📊 How Does 14482 Compare?
| Metric | 14482 | Le Roy | Batavia, NY | New York |
|---|---|---|---|---|
| Home Value | $234,828 | $234,828 | N/A | $505,608 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 6.6% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 14482 (Le Roy, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $234,828 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (3.9%). 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 14482
Population: 8,233
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 14482
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 2,752 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Le Roy, NY good for house hacking?
Le Roy, NY is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $235K price point reasonable to enter.
What kind of market is Le Roy, NY for investors?
Le Roy, NY scores 3.0/5 for investability. Home values sit at $235K and rents near $1,161/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How much should I expect to pay for a home in Le Roy, NY?
Le Roy, NY home values average about $235K. That price point suits investors targeting rentals with $1,161/mo in monthly income.
Are landlord laws favorable in Le Roy, NY?
For rental operators, Le Roy, NY rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Should investors worry about vacancy in Le Roy, NY?
Vacancy risk in Le Roy, NY is elevated. That supports reliable cash flow for typical rental holds.
You know 14482 now. You don’t know where it ranks.
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How 14482 ranks in Batavia, NY
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