| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Good |
| Demographics | 22nd | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 415 Court St, Little Valley, NY, 14755, US |
| Region / Metro | Little Valley |
| Year of Construction | 1991 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
415 Court St, Little Valley NY Multifamily Investment
Renter demand is supported by a stable neighborhood occupancy trend and a renter-occupied share near two-fifths, according to WDSuite s CRE market data. In a rural setting with modest rent levels, the asset s positioning favors steady leasing over volatility.
The property sits in a rural Little Valley location within the Olean, NY metro where neighborhood occupancy is competitive among Olean neighborhoods (ranked 13 of 58). That stability provides a base for consistent cash flow at the property level, even as the area s amenity density is limited.
Local amenity counts (cafes, groceries, parks, pharmacies) are sparse, reflecting the Rural neighborhood type and low-density pattern. Residents typically rely on services in nearby towns, which can moderate walkability appeal but does not inherently weaken renter demand for workforce housing.
The neighborhood s renter-occupied share is about 41% of housing units, indicating a meaningful tenant base for multifamily. Median contract rents in the area remain modest relative to incomes (rent-to-income roughly 0.14), which can support retention and reduce turnover risk from affordability pressure.
Within a 3-mile radius, recent years show softer population and household counts, but forecasts point to household growth with smaller average household size by 2028. That dynamic can expand the renter pool and support occupancy stability, based on CRE market data from WDSuite. The neighborhood s older housing stock (average year 1942) positions 415 Court St s 1991 vintage as newer than much of the local inventory, enhancing competitive standing while still warranting ongoing system updates as the asset ages.
Comparable crime metrics were not available at the neighborhood level in WDSuite for this location. Investors typically benchmark safety using county and metro references and on-the-ground diligence to understand trend direction and how it may influence leasing velocity, retention, and insurance assumptions.
Regional employment is diversified across healthcare distribution and financial services, providing a commuter-oriented renter base. Notable employers within driving distance include McKesson and M&T Bank Corp.
- McKesson healthcare distribution (41.2 miles)
- M&T Bank Corp. financial services (44.0 miles) HQ
Built in 1991, the property is newer than much of the surrounding housing stock, offering a relative advantage versus pre-war inventory while still presenting opportunities for modernization of interiors and building systems over time. Neighborhood occupancy ranks competitively within the Olean metro, and modest area rents relative to incomes support tenant retention and leasing stability, according to CRE market data from WDSuite.
The rural setting has limited immediate amenities, but a meaningful share of renter-occupied housing units and forecast household growth within a 3-mile radius point to a stable tenant base. Low home values in the area may create some competition with ownership options, yet the rent-to-income profile suggests room to sustain pricing without outsized affordability pressure.
- Competitive neighborhood occupancy supports steady leasing
- 1991 vintage outpositions older local stock with value-add potential
- Modest rents vs. incomes bolster retention and cash flow durability
- 3-mile forecast shows household growth and smaller sizes, expanding the renter pool
- Risk: limited amenity density and accessible ownership could temper rent growth