Real Estate Investing in Little Valley, New York (14755)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14755 (Little Valley, 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: 24.1% 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 Little Valley, NY (14755)?
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Market Analysis: 14755 Little Valley
The 14755 ZIP covers a section of Little Valley that demands careful diligence. Prices near $177K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 14755 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 14755 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 14755 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Little Valley's stable or hybrid ZIPs before stepping into 14755. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Little Valley:
Property Strategy for 14755
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $142,498 | $970 | 4.9% | +11.5% | $71,249 |
| 3BR | $182,704 | $1,190 | 4.7% | +10.3% | $60,901 |
| 4BR | $201,414 | $1,370 | 4.9% | +8.5% | $50,354 |
Market Trends
Home Value History (with trend line)
📊 How Does 14755 Compare?
| Metric | 14755 | Little Valley | Olean, NY | New York |
|---|---|---|---|---|
| Home Value | $176,684 | $176,684 | N/A | $505,608 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.6% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14755 (Little Valley, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $176,684 |
| Monthly Rent | $873 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (3.9%). 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 14755
Population: 2,834
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
Frequently Asked Questions
How much should I expect to pay for a home in Little Valley, NY?
Little Valley, NY home values average about $177K. That price point suits investors targeting rentals with $873/mo in monthly income.
What is the renter demographic in Little Valley, NY?
Tenant demand in Little Valley, NY is solid. The local workforce $873/mo rents across most rental classes.
Is rental property easy to operate in Little Valley, NY?
NY law tenant-protective for landlords, and Little Valley inherits those rules. Investors should still review local ordinances for rental licensing.
Is Little Valley in NY worth investing in?
Little Valley, NY rates 3.0/5 for investability. With median values at $177K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
How much do tenants pay in Little Valley, NY?
The typical rental in Little Valley, NY commands about $873/mo monthly. That rent profile reliable cash flow against the $177K purchase basis.
You know 14755 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14755 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 14755 ranks in Olean, NY
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