Real Estate Investing in Sherman, New York (14781)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14781 (Sherman, 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: 15.0% 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 Sherman, NY (14781)?
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Market Analysis: 14781 Sherman
The 14781 ZIP in Sherman, NY is a local-operator market. Outside capital chasing a $171K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $171K asset, 14781 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 14781 and stronger Sherman ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A notable renter share of 20% in 14781 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 14781 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Sherman:
Property Strategy for 14781
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $171,971 | $1,110 | 4.6% | +10.7% | $85,985 |
| 3BR | $170,603 | $1,460 | 6.2% | +9.8% | $56,868 |
| 4BR | $181,745 | $1,470 | 5.8% | +9.8% | $45,436 |
Market Trends
Home Value History (with trend line)
📊 How Does 14781 Compare?
| Metric | 14781 | Sherman | Jamestown-Dunkirk-Fredonia, NY | New York |
|---|---|---|---|---|
| Home Value | $171,043 | $171,043 | N/A | $505,608 |
| 5-Year CAGR | 7.0% | 7.0% | N/A | 6.6% |
| Avg Rent | $999 | $999 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14781 (Sherman, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $171,043 |
| Monthly Rent | $999 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (4.6%). 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 14781
Population: 1,859
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 14781
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 Sherman, NY a good investment right now?
Our data puts Sherman, NY at 3.0/5 for investability. Home prices of $171K and rents around $999/mo create a solid backdrop for investor activity.
What is the typical renter like in Sherman, NY?
Tenant demand in Sherman, NY is solid. The local workforce $999/mo rents across most rental classes.
Where do rents currently stand in Sherman, NY?
Expect rents around $999/mo per month in Sherman, NY. With home values at $171K, the yield math works out to reasonable levels for rental investors.
Which real estate strategy fits Sherman, NY?
Sherman, NY investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($171K prices, $999/mo rents) make it a reasonable choice.
Can I house hack in Sherman, NY?
House hacking in Sherman, NY is a challenging. With home values around $171K and rents at $999/mo, owner-occupants can offset a meaningful share of PITI.
You know 14781 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14781 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 14781 ranks in Jamestown-Dunkirk-Fredonia, NY
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