Real Estate Investing in Pittsford, New York (14534)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14534 (Pittsford, 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 Pittsford, NY (14534)?
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Market Analysis: 14534 Pittsford
The 14534 ZIP in Pittsford, NY is a local-operator market. Outside capital chasing a $532K entry has to pair deep knowledge with the discount.
The investment case in 14534 is sturdy only for operators who understand what they are buying. A $532K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within NY, ZIP 14534 trails on several market indicators that neighboring Monroe County submarkets outperform. The gap is real and significant enough to shape underwriting.
Turning to rents, 33,361 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.
The 14534 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Pittsford:
Property Strategy for 14534
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $405,863 | $2,360 | 4.2% | +8.6% | $202,932 |
| 3BR | $406,286 | $2,840 | 5.0% | +9.5% | $135,429 |
| 4BR | $529,982 | $3,120 | 4.2% | +10.0% | $132,496 |
| 5BR | $671,980 | — | — | +10.1% | $134,396 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14534 Compare?
| Metric | 14534 | Pittsford | Rochester, NY | New York |
|---|---|---|---|---|
| Home Value | $531,970 | $531,970 | N/A | $505,608 |
| 5-Year CAGR | 8.7% | 8.7% | N/A | 6.6% |
| Avg Rent | $2,334 | $2,334 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 14534 (Pittsford, 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 | $531,970 |
| Monthly Rent | $2,334 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 12.1% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +8.7% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (3.4%). 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 14534
Population: 33,361
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 14534
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 2,149 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Pittsford, NY a friendly market for rental owners?
Pittsford, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What is the smart move for investors in Pittsford, NY?
Most investors in Pittsford, NY run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is housing expensive in Pittsford, NY?
Pittsford, NY home values average about $532K. That price point suits investors targeting rentals with $2,334/mo in monthly income.
Is real estate in Pittsford, NY a good investment right now?
Pittsford, NY scores 3.0/5 for investability. Home values sit at $532K and rents near $2,334/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Pittsford, NY suited for a house hack?
The a challenging house-hack environment in Pittsford, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 14534 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14534 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 14534 ranks in Rochester, NY
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Community Ratings
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