Real Estate Investing in West Henrietta, New York (14586)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14586 (West Henrietta, 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 West Henrietta, NY (14586)?
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Market Analysis: 14586 West Henrietta
Stepping back, ZIP 14586 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $375K median. It rewards specialists, not generalists.
Rent of $1,611/mo on a $375K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14586 sits below the stated 0.0% once reality is priced in.
ZIP 14586's metrics run below Monroe County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 14586 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 14586 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 West Henrietta:
Property Strategy for 14586
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $211,253 | $2,200 | 7.5% | +8.2% | $105,627 |
| 3BR | $323,139 | $2,650 | 5.9% | +9.6% | $107,713 |
| 4BR | $407,958 | $2,910 | 5.1% | +9.5% | $101,990 |
| 5BR | $460,883 | — | — | +9.4% | $92,177 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14586 Compare?
| Metric | 14586 | West Henrietta | Rochester, NY | New York |
|---|---|---|---|---|
| Home Value | $374,565 | $374,565 | N/A | $505,608 |
| 5-Year CAGR | 8.6% | 8.6% | N/A | 6.6% |
| Avg Rent | $1,611 | $1,611 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14586 (West Henrietta, 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 | $374,565 |
| Monthly Rent | $1,611 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 12.0% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +8.6% ▲ |
| 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 (3.4%). 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 14586
Population: 13,056
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 14586
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
How does West Henrietta, NY rate as a rental market?
West Henrietta, NY scores 3.0/5 for investability. Home values sit at $375K and rents near $1,611/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the average monthly rent in West Henrietta, NY?
Rent in West Henrietta, NY is around $1,611/mo. The resulting rent-to-value relationship with $375K pricing is reasonable for most investor models.
What kind of vacancy should I budget for in West Henrietta, NY?
Occupancy in West Henrietta, NY runs reliable with elevated vacancy. Well-priced units at $1,611/mo lease on reasonable timelines.
Are renters plentiful in West Henrietta, NY?
West Henrietta, NY draws a even-keeled base of working renters. Demand at the $1,611/mo rent level is reasonable for standard single-family and small multi rentals.
Is rental property easy to operate in West Henrietta, NY?
Landlord-friendliness in West Henrietta, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 14586 now. You don’t know where it ranks.
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How 14586 ranks in Rochester, NY
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