| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Best |
| Demographics | 40th | Fair |
| Amenities | 6th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 54 Central Ave, Brocton, NY, 14716, US |
| Region / Metro | Brocton |
| Year of Construction | 1984 |
| Units | 43 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
54 Central Ave Brocton Multifamily Investment, 43 Units
Neighborhood occupancy is strong at roughly 98%, placing the area among the better-performing Jamestown–Dunkirk–Fredonia submarkets, according to WDSuite s CRE market data. For investors, stable utilization in a mostly owner-occupied area supports steady renter demand with measured rent growth potential.
Brocton is a rural neighborhood within the Jamestown Dunkirk Fredonia, NY metro that skews more owner-occupied, with renter-occupied housing around one-quarter of units. That renter concentration is competitive among Jamestown Dunkirk Fredonia neighborhoods (ranked 20 of 64), suggesting a defined but thinner tenant pool relative to urban metros. The neighborhood s occupancy trend is a relative strength: at about 98.4% and ranked 3 of 64, it sits in the top quartile nationally for utilization, supporting leasing stability during typical turnover cycles.
Construction vintage in the surrounding housing stock averages 1937, while the property was built in 1984. Being newer than much of the nearby inventory can help competitiveness on systems and appeal, though investors should still budget for modernization and capital planning typical of 1980s assets (exteriors, common areas, mechanicals) to maintain positioning against older supply.
Amenities are limited at the block level (few cafes, groceries, parks, or pharmacies within close proximity), which is common for rural locations and implies higher reliance on regional drives for services. Average school ratings in the area are below national medians, which may influence family renter preferences and lease retention strategies; positioning units and marketing toward workforce households could align better with local demand patterns.
Within a 3-mile radius, WDSuite data indicate population and household counts have contracted in recent years, while median incomes have risen. This combination points to a smaller but potentially steadier renter base, where rent-to-income ratios are manageable (about 0.12 for the neighborhood), supporting occupancy stability but moderating pricing power. For underwriting, this favors conservative rent growth assumptions and a focus on retention through maintenance quality and value-add features that resonate locally.
Comparable neighborhood-level crime metrics were not available from WDSuite for this specific location. Investors commonly benchmark safety using local law enforcement reports and county trendlines to understand how the area compares to broader Jamestown Dunkirk Fredonia patterns. Given the rural context, due diligence should emphasize recent trend direction and any seasonality that could affect resident perceptions and lease-up velocity.
Regional employers within commuting distance help anchor workforce housing demand, with insurance and industrial offices accessible by highway. These job centers can support tenant retention even in a lower-amenity rural setting.
- Erie Insurance Group insurance (37.3 miles) HQ
- Parker-Hannifin industrial manufacturing offices (40.5 miles)
54 Central Ave offers investors a 1984-vintage, 43-unit property in a rural neighborhood where utilization is a core strength. The area s occupancy ranks near the top among 64 metro neighborhoods and is in the top quartile nationally, indicating resilient leasing even as amenities are sparse and the renter base is thinner than in urban submarkets. Being newer than much of the surrounding 1930s-era housing positions the asset for targeted renovations and efficient capital planning to sustain competitiveness.
Based on CRE market data from WDSuite, the neighborhood s rent-to-income profile is relatively manageable and the renter concentration is competitive within the metro, favoring retention over aggressive rent growth strategies. Demographic trends within a 3-mile radius point to a smaller tenant pool over time, so underwriting should emphasize operational execution, upgrade programs that enhance durability and appeal, and conservative growth assumptions aligned with regional employment access.
- High neighborhood occupancy supports leasing stability and mitigates downtime risk.
- 1984 construction offers value-add and systems-upgrade pathways versus older local stock.
- Rent-to-income dynamics suggest steady retention with measured pricing power.
- Regional employers within commuting range backstop workforce demand.
- Risk: population and household contraction may cap rent growth; amenity scarcity increases car reliance.