| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 16th | Good |
| Demographics | 56th | Best |
| Amenities | 18th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10909 Dugway Rd, Fillmore, NY, 14735, US |
| Region / Metro | Fillmore |
| Year of Construction | 2005 |
| Units | 24 |
| Transaction Date | 2018-12-27 |
| Transaction Price | $388,160 |
| Buyer | GRINDSTONE HILL LLC |
| Seller | GENESEE VALLEY ESTATES |
10909 Dugway Rd Fillmore NY Multifamily Investment
Positioned in a rural, A-rated neighborhood, this 2005-vintage, 24-unit asset offers newer construction relative to local stock and benefits from steady neighborhood occupancy, according to WDSuite’s CRE market data. The renter base is smaller for the area, but modest rent-to-income levels support retention and disciplined revenue management.
The property sits in a Rural neighborhood ranked 4 out of 44 in Allegany County (A rating), placing it in the top quartile among metro neighborhoods. Relative to the area’s older housing (average vintage 1928), a 2005 build provides a competitive position versus much of the local stock, while investors should plan for mid‑life systems updates typical of assets approaching two decades.
Neighborhood occupancy is 81.9% and has improved over the past five years. At the national level this sits below midpoints (21st percentile), but it remains competitive among Allegany County neighborhoods (rank 11 of 44), suggesting local stability even if lease-up velocity may be slower than in denser metros.
Livability reflects a sparse rural setting: limited cafes, restaurants, and parks, with grocery access competitive among Allegany County neighborhoods (rank 6 of 44) and pharmacy access strong locally (rank 2 of 44; 65th percentile nationally). Average school ratings are a bright spot (4.0 out of 5; best in the metro and 84th percentile nationally), which can support family-oriented renter demand.
Rents remain modest for the neighborhood, and the rent-to-income ratio of 0.12 indicates low affordability pressure, which can aid lease retention but may constrain near-term pricing power. Home values are also relatively low for the area, creating a more accessible ownership landscape that can compete with rentals; positioning and amenities will matter for tenant capture and renewals.
Neighborhood-level safety metrics are not published in this dataset for Allegany County’s 44 neighborhoods. Investors typically benchmark property and neighborhood trends against county and state reporting to understand directional risk and insurance implications. Without comparable ranks or percentiles, it is prudent to assess multi-year trends and proximity to public safety resources rather than making block-level inferences.
Employment access is regional, with commuting households drawing on broader labor markets. The presence of McKesson supports healthcare distribution and logistics employment that can contribute to renter demand and retention for workforce housing.
- McKesson — healthcare distribution (40.9 miles)
This 24‑unit property delivers newer construction relative to its rural submarket (built 2005 versus much older area stock), supporting competitive positioning with larger average unit sizes. Neighborhood occupancy is stable for the county and has trended upward, though it remains below national midpoints; that combination points to steady but deliberate leasing dynamics. According to CRE market data from WDSuite, modest rents and a low rent‑to‑income ratio help retention, while lower home values in the area mean rentals may compete with accessible ownership, favoring well-managed, quality units.
For investors, the thesis centers on durable workforce demand in a low-density setting, school quality that supports family renters, and a mid‑life asset with manageable capital planning. The smaller renter‑occupied share suggests a thinner tenant pool, so leasing performance will hinge on unit quality, operations, and thoughtful pricing.
- 2005 vintage outcompetes older local stock; plan selective mid‑life system upgrades
- Neighborhood occupancy improving and competitive locally, supporting stable operations
- Modest rents and low rent‑to‑income support retention and disciplined revenue management
- Strong metro-leading school ratings bolster family-oriented renter demand
- Risk: small rural renter base and more accessible ownership can temper pricing power and leasing velocity