| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Best |
| Demographics | 36th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10 Ruggles St, Dunkirk, NY, 14048, US |
| Region / Metro | Dunkirk |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10 Ruggles St Dunkirk 24-Unit Multifamily Investment
Neighborhood occupancy is solid and renter-occupied housing is meaningful in the immediate area, supporting demand durability, according to WDSuite’s CRE market data. Figures cited reflect neighborhood patterns rather than performance at the property.
The property sits in an Inner Suburb pocket of Dunkirk within the Jamestown–Dunkirk–Fredonia metro, where the neighborhood carries a C rating and performs above the metro median on occupancy. Neighborhood occupancy is in the upper tier locally (ranked 9th of 64 neighborhoods) and above the national middle, signaling comparatively steady renter demand enviromentally rather than at the asset level.
Renter-occupied housing accounts for a meaningful share of units in the neighborhood (about two-fifths), indicating a tangible tenant base for multifamily. Within a 3-mile radius, household counts have grown even as population edged down slightly over the last five years, implying smaller household sizes and a larger pool of renting households over time—dynamics that can support occupancy stability and lease retention.
The 1986 vintage is materially newer than the neighborhood’s older housing stock (average construction year near the early 1900s). That relative age positioning can help the asset compete against legacy properties, though investors should still plan for system modernization and selective renovations common to 1980s construction.
Local amenity density inside the neighborhood is limited based on WDSuite’s counts for grocery, cafes, restaurants, parks, and pharmacies. Investors may underwrite around modest walkable retail and anticipate residents relying on nearby corridors for daily needs. Home values in the neighborhood are low compared with national norms, which can introduce some competition from ownership options, but rent levels and the rent-to-income backdrop suggest manageable affordability pressure that can aid retention.
Comparable safety benchmarks for this neighborhood are not available in WDSuite’s dataset at this time. Investors typically contextualize safety by comparing neighborhood trends with broader city and metro indicators and by conducting on-site diligence during lease-up and renewal planning.
Regional employment is anchored by finance, logistics, healthcare, and life sciences employers within commuting range, supporting workforce housing demand and aiding retention for residents with stable regional job ties.
- M&T Bank Corp. — banking (36.3 miles) — HQ
- FedEx Trade Networks — logistics (37.8 miles)
- McKesson — healthcare distribution (39.4 miles)
- Thermo Fisher Scientific — life sciences (41.1 miles)
- UnitedHealth Group — healthcare services (42.6 miles)
This 24-unit, 1986-vintage property offers a relatively newer option versus much of the surrounding housing stock, which is predominantly early-20th century. Neighborhood occupancy ranks competitively within the metro and sits above national midpoints, pointing to durable tenant demand and potential for stable cash flow when professionally managed. Within a 3-mile radius, households have increased while average household size declined, a pattern that expands the renter pool and can support lease-up and renewal performance.
Home values are modest relative to national levels, which may temper near-term pricing power but also sustains a broad workforce tenant base. Rents in the area have trended upward and remain generally manageable relative to incomes, helping support retention. According to CRE market data from WDSuite, the neighborhood’s renter concentration and occupancy profile are constructive for multifamily, while the asset’s 1980s construction suggests targeted capex for building systems and finishes could unlock value-add upside.
- Competitive neighborhood occupancy supports income stability versus metro peers.
- 1986 vintage is newer than surrounding stock, with clear modernization/value-add pathways.
- 3-mile household growth and smaller household sizes indicate a growing renter pool.
- Rent levels appear manageable relative to incomes, aiding renewal prospects.
- Risks: limited neighborhood amenity density and a smaller regional economy may cap rent growth; budget for 1980s-system updates.