Real Estate Investing in Andover, New York (14806)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14806 (Andover, 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: 21.3% 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 Andover, NY (14806)?
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Market Analysis: 14806 Andover
The 14806 ZIP in Andover, NY is a local-operator market. Outside capital chasing a $133K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 14806 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 14806 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
From a cash-flow lens, 2,131 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.
Distressed ZIPs reward experience. significant returns are possible in 14806, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Andover:
Property Strategy for 14806
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $113,572 | $970 | 6.1% | +7.9% | $56,786 |
| 3BR | $137,217 | $1,240 | 6.5% | +9.0% | $45,739 |
| 4BR | $130,951 | $1,540 | 8.5% | +8.6% | $32,738 |
Market Trends
Home Value History (with trend line)
📊 How Does 14806 Compare?
| Metric | 14806 | Andover | Corning, NY | New York |
|---|---|---|---|---|
| Home Value | $132,858 | $132,858 | N/A | $505,608 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 6.6% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 5.1% | 5.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14806 (Andover, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $132,858 |
| Monthly Rent | $873 |
| Price-to-Rent | 12.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 11.9% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (5.1%). 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 14806
Population: 2,131
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 14806
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 landlords charge for rent in Andover, NY?
Rents in Andover, NY run near $873/mo. Compared with median home prices of $133K that produces solid gross yields for typical rentals.
Can I live-in-and-rent in Andover, NY?
The a challenging house-hack environment in Andover, NY reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Andover, NY a smart market for rental property?
Andover, NY scores 3.0/5 for investability. Home values sit at $133K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Which real estate strategy fits Andover, NY?
A careful cash-flow rentals with hands-on management strategy Andover, NY best. The market produces steady results for that approach at the $133K price point.
Are homes affordable in Andover, NY?
Median home price in Andover, NY is near $133K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
You know 14806 now. You don’t know where it ranks.
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How 14806 ranks in Corning, NY
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