dynamic.RE
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A middling-yield market. Neither rent nor appreciation makes the case on its own.
What would change this read: a price correction (median already +9.0% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +4.6% YoY, is the number to watch.
The median listing price is up 9.0% YoY while the median home got down 3.2% bigger, so value per square foot is up 3.8%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $173K purchase rents for $1,250/mo: 0.72% of price per month against the 1% rule's 1.00%.
Not shown: 4 BR (sale only, no matching rent), 5 BR (sale only, no matching rent).
U.S. Census ACS characteristics for ZIP 16504 itself, not its parent county.
Renters hold 27.8% of this ZIP's 6,476 occupied households, on a median household income of $57K.
| Measure | ZIP 16504 | Erie County | Difference |
|---|---|---|---|
| Median Household Income | $57K | $63K | -$7K |
| Below Poverty Level | 13.8% | 15.0% | -1.2% |
| Median Age | 36.30 | 40.20 | -3.90 |
| Total Population | 15,931 | 269,052 | -- |
| Avg Household Size | 2.25 | 2.31 | -0.06 |
| Owner-Occupied | 72.2% | 68.1% | +4.2% |
| Worked From Home | 10.1% | 8.9% | +1.2% |
| Mean Commute | 17.80 | 19.60 | -1.80 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is down 0.2% to 269,052: residents under 18 are down 1.2% and those 65 and over are up 2.5%.
County median household income is $63K, 15.0% of residents are below the poverty level, 8.9% work from home.