Real Estate Investing in Great Valley, New York (14741)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14741 (Great Valley, 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: 40.7% 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 Great Valley, NY (14741)?
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Market Analysis: 14741 Great Valley
ZIP 14741 in Great Valley, NY carries a impressive set of headwinds. Home values near $239K and rents of $900/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 14741 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within NY, ZIP 14741 trails on several market indicators that neighboring Cattaraugus County submarkets outperform. The gap is real and durable enough to shape underwriting.
Demographically, 14741 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 14741 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 Great Valley:
Property Strategy for 14741
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $179,002 | $1,000 | 4.0% | +9.6% | $89,501 |
| 3BR | $236,547 | $1,230 | 3.7% | +8.3% | $78,849 |
| 4BR | $282,590 | $1,410 | 3.6% | +10.9% | $70,648 |
Market Trends
Home Value History (with trend line)
📊 How Does 14741 Compare?
| Metric | 14741 | Great Valley | Olean, NY | New York |
|---|---|---|---|---|
| Home Value | $239,188 | $239,188 | N/A | $505,608 |
| 5-Year CAGR | 6.9% | 6.9% | N/A | 6.6% |
| Avg Rent | $900 | $900 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14741 (Great Valley, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $239,188 |
| Monthly Rent | $900 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +11.8% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 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 (2.9%). 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 14741
Population: 1,957
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How strong are rents in Great Valley, NY?
Expect rents around $900/mo per month in Great Valley, NY. With home values at $239K, the yield math works out to reasonable levels for rental investors.
Is house hacking profitable in Great Valley, NY?
For house hackers, Great Valley, NY is a challenging. The $900/mo rent on a unit helps defray the mortgage on a $239K property.
How expensive is real estate in Great Valley, NY?
Homes in Great Valley, NY typically sell near $239K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
How strict are landlord regulations in Great Valley, NY?
Great Valley, NY falls under NY landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What kind of tenants rent in Great Valley, NY?
Tenant demand in Great Valley, NY is solid. The local workforce $900/mo rents across most rental classes.
You know 14741 now. You don’t know where it ranks.
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How 14741 ranks in Olean, NY
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