ROIStack
Market Intelligence

Buffalo, NY

Updated quarterly · Data sourced from Zillow ZHVI/ZORI, Census ACS, and FHFA. · New York overview

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Home Value

$235k+7.5%

Median Rent

$1,240+3.7%

Per month average

Gross Yield

6.33%

Annual rent / value

Rent / Price

0.528%

1% rule benchmark

HH Income

$68,000

Median household

Owner-Occ

68.0%

Renter-Occ

32.0%

Tenant demand share

Population

1.2M

Metro area census

Market Analysis

The Buffalo, NY real estate market currently sits at a median home value of $235k with median rents around $1,240/month, producing a gross yield of 6.33%. That puts Buffalo in the category of moderate gross yield, investors here typically lean on appreciation alongside cash flow. Over the past year, home values are up 7.5%, while rents rose 3.7%, the gap between those two trends is what determines whether yield compresses or expands over time for buy-and-hold investors in New York. Buffalo is an owner-occupier market (68% owner-occupied) where investor competition is generally lighter, with median household income of $68,000 setting the affordability ceiling on future rent growth.

Frequently asked questions

What is the average rent in Buffalo, NY?
As of late 2025, the median rent in Buffalo is approximately $1,240 per month, with rent growth of 3.7% year over year.
Is Buffalo a good market for rental property investing?
Buffalo produces a gross rental yield of about 6.33%. That is below the 7% LTR benchmark, so investors in Buffalo typically combine modest cash flow with appreciation upside. Run your specific numbers in a calculator before committing capital.
What is the median home price in Buffalo?
The median home value in Buffalo, NY is approximately $235,000, up 7.5% from a year ago.
How have home prices changed in Buffalo over the past year?
Home values in Buffalo have moved 7.5% year over year, while rents have changed by 3.7%. This price-to-rent gap is the single biggest driver of long-term rental investor returns in the New York market.
What is the rent-to-price ratio in Buffalo?
Buffalo has a rent-to-price ratio of 0.528%, meaning monthly rent is about 0.528% of the home's price. The "1% rule" used by buy-and-hold investors looks for 1.0%+; this market falls short of that bar, which is typical for most large US metros today.

Nearby New York markets

New York, NYRochester, NYAlbany, NY

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