Real Estate Investing in Friendship, New York (14739)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14739 (Friendship, 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.
- High vacancy: 32.4% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 21.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Friendship, NY (14739)?
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Market Analysis: 14739 Friendship
The 14739 ZIP in Friendship, NY is a local-operator market. Outside capital chasing a $117K entry has to pair deep knowledge with the discount.
The 14739 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 14739 and stronger Friendship ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 14739 ZIP's population of 2,494 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The 14739 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 Friendship:
Property Strategy for 14739
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $112,286 | $1,040 | 6.7% | +8.2% | $56,143 |
| 3BR | $119,739 | $1,330 | 8.0% | +7.9% | $39,913 |
| 4BR | $117,461 | $1,560 | 9.6% | +12.1% | $29,365 |
Market Trends
Home Value History (with trend line)
📊 How Does 14739 Compare?
| Metric | 14739 | Friendship | New York |
|---|---|---|---|
| Home Value | $117,019 | $117,019 | $505,608 |
| 5-Year CAGR | 5.2% | 5.2% | 6.6% |
| Avg Rent | $936 | $936 | - |
| Cap Rate | 6.2% | 6.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14739 (Friendship, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $117,019 |
| Monthly Rent | $936 |
| Price-to-Rent | 10.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.6% |
| Cap Rate | 6.2% |
| 5-Year IRR | 11.5% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +8.9% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (6.2%). 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 14739
Population: 2,494
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 14739
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
What do rentals go for in Friendship, NY?
Rental rates in Friendship, NY average $936/mo. Tenant demand and $117K home values make the yield look reasonable by investor standards.
Are tenants stable in Friendship, NY?
Working renters make up the core of the Friendship, NY tenant base. The pool is reasonable for investors targeting long-term holds.
What is the median home value in Friendship, NY?
Expect median prices around $117K in Friendship, NY. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Is Friendship, NY good for landlords?
Friendship, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How does Friendship, NY rate as a rental market?
Friendship, NY rates 3.0/5 for investability. With median values at $117K and rents near $936/mo, the market offers reasonable fundamentals for rental investors.
You know 14739 now. You don’t know where it ranks.
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