Real Estate Investing in Lyons, New York (14489)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14489 (Lyons, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 16.9% of homes vacant — above national norms.
- 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 Lyons, NY (14489)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 14489 Lyons
ZIP 14489 in Lyons, NY carries a impressive set of headwinds. Home values near $177K and rents of $1,260/mo sit inside a market where underwriting has to be tight.
Rent of $1,260/mo on a $177K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14489 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 14489 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A notable renter share of 25% in 14489 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 14489 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 Lyons:
Property Strategy for 14489
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $144,296 | $1,400 | 7.0% | +10.9% | $72,148 |
| 3BR | $171,603 | $1,690 | 7.1% | +10.3% | $57,201 |
| 4BR | $177,548 | $1,850 | 7.5% | +9.9% | $44,387 |
| 5BR | $197,405 | — | — | +11.3% | $39,481 |
Market Trends
Home Value History (with trend line)
📊 How Does 14489 Compare?
| Metric | 14489 | Lyons | Rochester, NY | New York |
|---|---|---|---|---|
| Home Value | $177,077 | $177,077 | N/A | $505,608 |
| 5-Year CAGR | 8.1% | 8.1% | N/A | 6.6% |
| Avg Rent | $1,260 | $1,260 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14489 (Lyons, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $177,077 |
| Monthly Rent | $1,260 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.6% |
| 5-Year IRR | 13.7% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +9.8% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (5.6%). 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 14489
Population: 7,016
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 14489
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 expensive is real estate in Lyons, NY?
Homes in Lyons, NY typically sell near $177K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Does house hacking make sense in Lyons, NY?
For house hackers, Lyons, NY is a challenging. The $1,260/mo rent on a unit helps defray the mortgage on a $177K property.
How strong is Lyons, NY for real estate investors?
Our data puts Lyons, NY at 3.0/5 for investability. Home prices of $177K and rents around $1,260/mo create a solid backdrop for investor activity.
What do landlords charge for rent in Lyons, NY?
The typical rental in Lyons, NY commands about $1,260/mo monthly. That rent profile consistent cash flow against the $177K purchase basis.
Is NY a landlord-friendly state?
NY ranks as a tenant-protective state for landlord-tenant law. Lyons generally follows the statewide framework, so landlords face reasonable operating rules.
You know 14489 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14489 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 14489 ranks in Rochester, NY
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