| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Best |
| Demographics | 47th | Good |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 90 Brigham Rd, Fredonia, NY, 14063, US |
| Region / Metro | Fredonia |
| Year of Construction | 1974 |
| Units | 42 |
| Transaction Date | 2012-12-21 |
| Transaction Price | $2,475,000 |
| Buyer | WEST END NEW YORK ENTERPRISES LLC |
| Seller | RRG FREDONIA APARTMENTS LLC |
90 Brigham Rd, Fredonia NY Multifamily Investment
Stabilized neighborhood fundamentals and a broadening renter base point to durable demand, according to WDSuite’s CRE market data. The area’s pricing-to-income balance supports retention and measured rent growth without overextending affordability.
The property sits in a suburban pocket of Fredonia rated A- and ranked 12 out of 64 neighborhoods in the Jamestown–Dunkirk–Fredonia metro, indicating performance competitive among metro peers. Neighborhood occupancy is 90.5% (ranked 20 of 64), suggesting above metro median stability at the submarket level rather than at the property level.
Amenity access is mixed: grocery and park access rank 13 of 64 each, translating to competitive coverage locally and above-median positioning nationally (grocery around the 58th percentile and parks near the 69th). Restaurant density ranks 15 of 64, roughly in line with national medians, while specialty categories like cafes and pharmacies are thinner, pointing to reliance on nearby corridors for certain conveniences.
Tenure patterns indicate a smaller renter concentration within the immediate neighborhood (ranked 16 of 64), yet demographics aggregated within a 3-mile radius show a material renter-occupied share today with projections for a higher renter mix over the next five years. That shift, alongside a forecast increase in households and smaller average household sizes, implies a larger tenant base and support for occupancy stability.
Home values sit below national high-cost thresholds (around the 36th percentile nationally), and rent-to-income metrics trend in a favorable range for lease retention (about the 61st percentile nationally). Educational attainment is also above the national median (bachelor’s share near the 67th percentile), which can correlate with steadier household incomes and consistent leasing profiles. Construction in the area skews older, and with this asset built in 1974, investors should plan for targeted capital projects that can unlock value-add upside and maintain competitiveness versus older nearby stock.
Comparable crime metrics for this neighborhood were not available in WDSuite’s current release, so investors should consider broader city and county trend reviews for context. A practical approach is to compare multi-year trends at the metro level and assess how property operations (lighting, access control, and tenant screening) align with best practices in similar suburban assets.
Regional employment is diversified across financial services, logistics, life sciences, and insurance, which can support renter demand through commuter inflows and retention. The following nearby employers illustrate the broader job base serving the area:
- M&T Bank Corp. — financial services (38.5 miles) — HQ
- FedEx Trade Networks — logistics (40.1 miles)
- McKesson — healthcare distribution (41.5 miles)
- Thermo Fisher Scientifc — life sciences (43.4 miles)
- Erie Insurance Group — insurance (43.9 miles) — HQ
This 1974, 42-unit asset benefits from neighborhood-level occupancy above the metro median and a 3-mile trade area showing population stability, rising household counts, and a trending increase in renter-occupied housing. According to CRE market data from WDSuite, ownership costs in this area are moderate relative to income levels, reinforcing reliance on rental options and supporting pricing power without outsized affordability pressure.
Amenity coverage favors essentials like groceries and parks, while restaurants track near national norms. The asset’s mid-1970s vintage suggests clear value-add pathways—systems upgrades and interior modernization—to sharpen positioning against older neighborhood stock. Near-term leasing should be supported by a broadening renter pool; investors should monitor thinner specialty retail and the property’s distance from larger employment hubs when underwriting absorption and renewal assumptions.
- Above-median neighborhood occupancy supports leasing stability
- Expanding 3-mile renter base and household growth bolster demand
- Moderate ownership costs sustain renter reliance and pricing power
- 1974 vintage offers value-add via targeted renovations and systems upgrades
- Risk: thinner specialty amenities and distance to major employers may temper absorption