Real Estate Investing in Horseheads, New York (14845)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14845 (Horseheads, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Horseheads, NY (14845)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 14845 Horseheads
On balance, ZIP 14845 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $231K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $231K asset, 14845 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 14845 among NY's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 14845 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
trends toward 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 Horseheads:
Property Strategy for 14845
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $140,978 | $1,430 | 7.3% | +6.0% | $70,489 |
| 3BR | $197,549 | $1,790 | 6.5% | +5.7% | $65,850 |
| 4BR | $283,802 | $1,910 | 4.8% | +5.7% | $70,951 |
| 5BR | $352,992 | — | — | +4.9% | $70,598 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14845 Compare?
| Metric | 14845 | Horseheads | Elmira, NY | New York |
|---|---|---|---|---|
| Home Value | $230,824 | $230,824 | N/A | $505,608 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 6.6% |
| Avg Rent | $1,400 | $1,400 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
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 14845 (Horseheads, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 14845 (Horseheads, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $230,824 |
| Monthly Rent | $1,400 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.7% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +10.4% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (4.7%). 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 14845
Population: 20,552
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 14845
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
Investor Insight: With 1,084 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Horseheads, NY?
Rents in Horseheads, NY run near $1,400/mo. Compared with median home prices of $231K that produces solid gross yields for typical rentals.
How qualified is the tenant pool in Horseheads, NY?
Expect a solid tenant pool in Horseheads, NY. The rental market absorbs $1,400/mo rents without meaningful friction.
What is the average home sale price in Horseheads, NY?
Typical homes in Horseheads, NY go for around $231K. The 5-year CAGR of 0.0% even-keeled price movement.
Is Horseheads, NY a friendly market for rental owners?
For rental operators, Horseheads, NY rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Which real estate strategy fits Horseheads, NY?
The best-fit strategy in Horseheads, NY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 14845 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 14845 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 14845 ranks in Elmira, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 14845 (Horseheads)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 14845 (Horseheads, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.