Real Estate Investing in Brocton, New York (14716)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14716 (Brocton, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.1% 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 Brocton, NY (14716)?
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Market Analysis: 14716 Brocton
From an investor standpoint, ZIP 14716 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $151K median. It rewards specialists, not generalists.
Rent of $873/mo on a $151K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 14716 sits below the stated 0.0% once reality is priced in.
In the broader NY picture, 14716 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 14716 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 14716 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 Brocton:
Property Strategy for 14716
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $134,739 | $970 | 5.2% | +8.3% | $67,370 |
| 3BR | $162,380 | $1,280 | 5.7% | +8.9% | $54,127 |
| 4BR | $158,282 | $1,290 | 5.9% | +6.9% | $39,571 |
Market Trends
Home Value History (with trend line)
📊 How Does 14716 Compare?
| Metric | 14716 | Brocton | Jamestown-Dunkirk-Fredonia, NY | New York |
|---|---|---|---|---|
| Home Value | $151,281 | $151,281 | N/A | $505,608 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 6.6% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14716 (Brocton, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $151,281 |
| Monthly Rent | $873 |
| Price-to-Rent | 14.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 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 (4.5%). 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 14716
Population: 2,343
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 14716
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
Is real estate in Brocton, NY a good investment right now?
The 3.0/5 investability rating in Brocton, NY reflects its $151K prices and $873/mo rents. Investors generally consider it a solid option within NY.
What is the typical rental rate in Brocton, NY?
Average rent in Brocton, NY is approximately $873/mo per month. Against $151K home values that yields a reasonable rent-to-price ratio.
How qualified is the tenant pool in Brocton, NY?
Tenant demand in Brocton, NY is solid. The local workforce $873/mo rents across most rental classes.
What is the typical home price in Brocton, NY?
Typical homes in Brocton, NY go for around $151K. The 5-year CAGR of 0.0% steady price movement.
What are vacancy rates like in Brocton, NY?
Brocton, NY vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 14716 now. You don’t know where it ranks.
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How 14716 ranks in Jamestown-Dunkirk-Fredonia, NY
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