| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 22nd | Fair |
| Demographics | 40th | Fair |
| Amenities | 12th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 Church St, Sherman, NY, 14781, US |
| Region / Metro | Sherman |
| Year of Construction | 1980 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
125 Church St, Sherman NY Multifamily Investment
Rural submarket fundamentals point to steady, affordability-driven demand, with neighborhood occupancy around 88.6% and a modest renter base that supports smaller assets, according to WDSuite’s CRE market data.
Sherman is a rural neighborhood within the Jamestown–Dunkirk–Fredonia metro where day-to-day conveniences are limited, and residents are largely car-dependent. Amenities such as cafes, parks, and pharmacies are sparse (low national percentiles), so leasing often hinges on value, quiet setting, and commute patterns rather than walkable retail.
School quality stands out as a relative strength: the area’s average school rating sits in the top quartile nationally, which can help with family retention and longer lease tenures. By contrast, amenity access benchmarks closer to the lower end of national distributions, underscoring the importance of pricing and unit features in positioning.
Neighborhood occupancy is 88.6% and ranks above the metro median among 64 neighborhoods, suggesting reasonable stability for a workforce-oriented tenant base. Renter concentration is measured at 21.7% of housing units being renter-occupied, indicating a modest but durable renter pool; for investors, that points to depth appropriate for smaller properties while reinforcing the need for disciplined leasing and renewals.
The property’s 1980 vintage is newer than the neighborhood’s older housing stock (average vintage 1935). That relative youth can enhance competitive positioning versus pre-war inventory; still, systems are no longer new, so plan for targeted modernization and common-area refresh to sustain performance. From a pricing standpoint, home values benchmark on the lower end nationally, which can introduce competition from ownership options; this context favors emphasizing value, convenience, and maintenance-free living to support retention and rent-to-income management.
Demographics aggregated within a 3-mile radius show a recent population decline with a slight increase in household count and smaller household sizes—dynamics that typically support multifamily demand for 1–2 bedroom formats. Forward-looking projections indicate potential population growth alongside a small dip in total households, implying larger household sizes and a stable renter pool rather than rapid expansion. These mixed signals argue for conservative growth expectations and an operational focus on renewals and service quality, informed by multifamily property research.
Comparable crime statistics are not available in this dataset for the immediate neighborhood. Investors commonly contextualize safety by combining regional benchmarks with on-the-ground diligence such as daytime and evening site visits, property management feedback, and public record reviews to assess trend direction and resident sentiment.
Employment access is anchored by regional employers within commuting range, supporting workforce housing demand and lease retention for smaller assets. The nearby base includes insurance and diversified manufacturing.
- Erie Insurance Group — insurance (25.1 miles) — HQ
- Parker-Hannifin — diversified manufacturing (26.2 miles)
125 Church St offers a 25-unit, 1980-vintage asset positioned against an older local housing stock, providing relative competitiveness while leaving room for selective upgrades to drive retention and modest rent premiums. Based on CRE market data from WDSuite, neighborhood occupancy of 88.6% and a renter-occupied share near one-fifth indicate a stable but finite tenant base, favoring disciplined leasing, maintenance reliability, and renewal management over rapid lease-up strategies.
Home values benchmark low nationally, so ownership remains more accessible than in high-cost metros; that dynamic supports stable demand at value rents but limits pricing power, arguing for service-led retention and strong unit turns. The rural setting, limited amenities, and mixed near-term demographics (3-mile radius) point to steady performance rather than outsized growth, with value-add upside primarily through modernization and expense control rather than aggressive rent lifts.
- Newer-than-local-stock (1980) with targeted upgrade potential for competitiveness
- Occupancy around 88.6% and modest renter base support stable operations
- Value positioning fits a lower-cost ownership market; focus on renewals and service
- Rural location and limited amenities require careful tenant targeting and expense control