Real Estate Investing in Lima, New York (14485)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14485 (Lima, 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: 9.3% vacancy may signal weakening demand.
- 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 Lima, NY (14485)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 14485 Lima
Not every below-median market is a bargain. Lima's 14485 ZIP posts signals that favor experienced operators who can absorb the risk $310K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $310K asset, 14485 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 14485 and stronger Lima ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 14485 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 14485 is an operator game, not a passive one. On balance, entry prices of $310K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Lima:
Property Strategy for 14485
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $215,241 | $1,290 | 4.3% | +9.0% | $107,621 |
| 3BR | $275,618 | $1,550 | 4.0% | +8.9% | $91,873 |
| 4BR | $317,116 | $1,710 | 3.9% | +9.4% | $79,279 |
Market Trends
Home Value History (with trend line)
📊 How Does 14485 Compare?
| Metric | 14485 | Lima | Rochester, NY | New York |
|---|---|---|---|---|
| Home Value | $309,580 | $309,580 | N/A | $505,608 |
| 5-Year CAGR | 8.2% | 8.2% | N/A | 6.6% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 14485 (Lima, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 14485 (Lima, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $309,580 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +12.1% ▲ |
| 3-Year CAGR | +7.6% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (2.9%). 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 14485
Population: 4,163
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 14485
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
Frequently Asked Questions
How much should I expect to pay for a home in Lima, NY?
Lima, NY median home values land near $310K. That is reasonable territory for investors looking at $1,161/mo-per-month rentals.
What monthly rent should investors expect in Lima, NY?
Lima, NY rentals go for roughly $1,161/mo a month. That puts gross yield in solid territory relative to $310K acquisition costs.
Are tenants stable in Lima, NY?
Expect a solid tenant pool in Lima, NY. The rental market absorbs $1,161/mo rents without meaningful friction.
Which investment style suits Lima, NY?
In Lima, NY the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $310K prices and $1,161/mo rents suits that approach.
How strict are landlord regulations in Lima, NY?
Lima, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
You know 14485 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14485 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 14485 ranks in Rochester, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 14485 (Lima)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 14485 (Lima, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.