Buffalo-Cheektowaga, NY · New York
Niagara County
ZIP 14120
211,341 residents243 permits TTM$67,809 median HHI20 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$177,400
ACS 5-Year
Cap rate proxy
9.1%
FMR × 0.65 ÷ Home Value
Rent-to-income
15.4%
HUD FMR ÷ ACS HHI
Net migration
+1.26%
IRS SOI
Permits (TTM)
243
Census BPS
Climate risk
83.4
FEMA NRI (0–100)
ZIP 14120
Median home value
$177,400
Gross yield
8.6%
Buy Box score
0.5
Section 8 gap
46.0%
Affordability
P/I: 4.0R/I: 21.1%
Section 8 detail
SAFMR: $1,270Rent: $870Gap: 46.0%
ZIP code breakdown20 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 14301 | $177,400 | $1,070 | 7.2% | 12.3% | -3.3% |
| 14303 | $177,400 | $1,130 | 7.6% | 10.3% | 23.0% |
| 14305 | $177,400 | $1,230 | 8.3% | 9.1% | 11.9% |
| 14304 | $177,400 | $1,180 | 8.0% | 6.8% | 5.3% |
| 14109 | $177,400county est. | $1,270 | 8.6% | 5.9% | 31.5% |
| 14126 | $177,400 | $1,320 | 8.9% | 5.9% | 34.1% |
| 14302 | $177,400county est. | $1,070 | 7.2% | 5.9% | 18.7% |
| 14120 | $177,400 | $1,270 | 8.6% | 5.3% | 6.2% |
| 14105 | $177,400 | $1,070 | 7.2% | 5.1% | 18.7% |
| 14094 | $177,400 | $1,240 | 8.4% | 4.8% | 19.5% |
| 14012 | $177,400 | $1,070 | 7.2% | 4.6% | 18.7% |
| 14108 | $177,400 | $1,090 | 7.4% | 4.6% | 20.2% |
| 14067 | $177,400 | $1,310 | 8.9% | 4.3% | 33.6% |
| 14008 | $177,400 | $1,200 | 8.1% | 4.3% | 27.5% |
| 14092 | $177,400 | $1,310 | 8.9% | 4.2% | 10.8% |
| 14172 | $177,400 | $1,290 | 8.7% | 4.1% | 32.6% |
| 14028 | $177,400 | $1,320 | 8.9% | 4.1% | 34.1% |
| 14131 | $177,400 | $1,170 | 7.9% | 3.8% | 25.6% |
| 14132 | $177,400 | $1,240 | 8.4% | 3.4% | 29.8% |
| 14174 | $177,400 | $1,440 | 9.7% | 3.2% | 39.6% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
70.9%
Census ACS
Vacancy rate
8.8%
Census ACS
Bachelor's degree +
27.2%
Census ACS
Rent burdened
44.9%
Census ACS (>30% income)
Median age
43.2
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026