Real Estate Investing in Little Genesee, New York (14754)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14754 (Little Genesee, 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: 28.3% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.2% unemployment — tenant risk signal.
- Lower household income: $39,688 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Little Genesee, NY (14754)?
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Market Analysis: 14754 Little Genesee
From a cash-flow lens, ZIP 14754 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $141K median. It rewards specialists, not generalists.
The 14754 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader NY picture, 14754 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
From a cash-flow lens, 633 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.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Little Genesee:
Market Trends
Home Value History (with trend line)
📊 How Does 14754 Compare?
| Metric | 14754 | Little Genesee | New York |
|---|---|---|---|
| Home Value | $141,384 | $141,384 | $505,608 |
| 5-Year CAGR | 5.9% | 5.9% | 6.6% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 4.9% | 4.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14754 (Little Genesee, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $141,384 |
| Monthly Rent | $891 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +7.6% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (4.9%). 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 14754
Population: 633
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 do home values compare in Little Genesee, NY?
Homes in Little Genesee, NY typically sell near $141K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
What are rental rates like in Little Genesee, NY?
Average rent in Little Genesee, NY is approximately $891/mo per month. Against $141K home values that yields a reasonable rent-to-price ratio.
Is it easy to find good tenants in Little Genesee, NY?
The renter base in Little Genesee, NY is reasonable for the $891/mo price point. Screening well and pricing to market typically yields reliable tenants.
How strict are landlord regulations in Little Genesee, NY?
Rental owners in Little Genesee, NY deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Can owner-occupants cash flow in Little Genesee, NY?
Little Genesee, NY offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $891/mo rent level.
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