| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 22nd | Best |
| Demographics | 26th | Poor |
| Amenities | 5th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 30 Glen St, Alfred, NY, 14802, US |
| Region / Metro | Alfred |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
30 Glen St, Alfred NY Multifamily Investment
Stabilization hinges on a smaller renter base and rural amenities, yet attainable rents support retention, according to WDSuite’s CRE market data.
Alfred is a rural neighborhood in Allegany County with limited retail and services nearby, which points to more car-dependent living and a resident base that values attainable housing costs over lifestyle amenities. Neighborhood occupancy trends are below the county median (ranked 27 of 44), suggesting investors should underwrite longer lease-up times and focus on resident retention programs rather than rapid rent-ups.
Within a 3-mile radius, WDSuite’s data indicates modest population growth over the past several years, which can gradually expand the tenant base even as the area remains low-density. Renter-occupied housing accounts for a smaller share of units (17.8%), implying a shallower pool for multifamily, but also potential stability once residents are in place due to fewer near-term alternatives.
Median contract rents are low for the region and the rent-to-income ratio is comparatively manageable, which can reduce affordability pressure and support renewal rates. Median home values are also relatively accessible, which may create some competition with ownership; investors should expect pricing power to be more modest and focus on operational execution and value-focused positioning. For investors conducting multifamily property research, the rural setting emphasizes durable cash flow over outsized rent growth.
The property’s 1985 vintage is newer than the neighborhood’s older housing stock on average, providing a competitive edge versus pre-war inventory while still warranting targeted capital planning for building systems and common-area updates to drive curb appeal and retention.
Neighborhood-level crime data for this area is not available in WDSuite at this time. Investors typically benchmark safety using county and regional indicators and on-the-ground diligence. Use trend comparisons and professional screening to contextualize risk rather than relying on block-level assumptions.
Regional employment is anchored by established manufacturers and corporate offices within a broader commuting shed, supporting steady workforce housing demand for residents willing to drive for work. Notable employer nearby:
- Corning — materials science & manufacturing (38.3 miles) — HQ
This 24-unit, 1985-vintage asset offers a cost-conscious basis in a rural location where attainable rents and a manageable rent-to-income profile support resident retention. According to CRE market data from WDSuite, the neighborhood’s occupancy ranks below the county median among 44 neighborhoods, so the business plan should emphasize tenant experience, maintenance execution, and steady lease management over velocity-driven growth.
Relative to older local stock, the 1985 construction can be positioned as competitive with targeted renovations for systems and common areas. Modest population growth within a 3-mile radius expands the renter pool gradually, while more accessible home values mean pricing power is likely steady rather than aggressive—favoring an operations-first strategy and disciplined renewal management.
- Attainable rents and manageable rent-to-income support retention
- 1985 vintage outcompetes older local stock with targeted upgrades
- Gradual renter pool expansion within 3 miles underpins steady demand
- Risk: Neighborhood occupancy below county median requires conservative lease-up assumptions
- Risk: Accessible ownership options can cap pricing power; focus on service and retention