| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 21st | Fair |
| Demographics | 50th | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1413 Route 20, Silver Creek, NY, 14136, US |
| Region / Metro | Silver Creek |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1413 Route 20 Silver Creek 24-Unit Multifamily Investment
1985 vintage positions the asset as newer than much of the local stock, supporting competitive leasing; household growth within 3 miles and steady renter demand trends, according to WDSuite’s CRE market data, point to durable occupancy with disciplined pricing.
Situated in a rural pocket of the Jamestown–Dunkirk–Fredonia metro, the neighborhood is rated A and ranks 6th of 64, indicating competitive standing among local neighborhoods. The submarket skews more owner-occupied, so multifamily demand is driven by a smaller—but serviceable—renter base and proximity-driven leasing rather than large urban turnover.
The property’s 1985 construction is newer than the neighborhood’s older housing stock (average year built skews pre‑war), which supports relative competitiveness versus aging inventory. Investors should still plan for targeted systems updates and common-area refreshes to meet current renter expectations while leveraging the asset’s vintage advantage over older comparables.
Amenities are adequate for a smaller market: park access benchmarks in the top quartile nationally, while groceries, pharmacies, and cafes sit around or modestly above national medians. School quality trends below national medians, which can influence family‑oriented leasing strategies; positioning and amenity packages that appeal to working adults and downsizing households may resonate.
Rents in the immediate area trend on the lower side versus national levels and rent‑to‑income ratios indicate limited affordability pressure, which can aid retention but may temper near‑term pricing power. Neighborhood occupancy performs below the metro median (58th of 64 by rank), so operators should emphasize marketing reach and tenant retention. The share of renter‑occupied housing is relatively low locally, but 3‑mile demographic data show forecast increases in households and a rising renter share, expanding the prospective tenant base and supporting leasing stability over the medium term.
Demographics aggregated within a 3‑mile radius show recent population softness but a projected return to growth alongside a notable increase in households and smaller average household sizes. For investors, that mix points to gradual renter pool expansion and steady demand for well‑managed, moderately priced units.
Comparable crime statistics for this neighborhood are not available in the current dataset from WDSuite. Investors typically benchmark property‑level operations against county and metro trends and emphasize standard risk controls (lighting, access control, and resident screening) alongside community engagement. Absent ranked data, it’s prudent to review local law‑enforcement and municipal reports during diligence to calibrate operating assumptions.
Regional employers within commuting distance support workforce housing demand, led by financial services, logistics, healthcare, and life‑science suppliers.
- M&T Bank Corp. — banking HQ (27.6 miles) — HQ
- FedEx Trade Networks — logistics offices (29.6 miles)
- McKesson — healthcare distribution (30.0 miles)
- Thermo Fisher Scientifc — life‑science supplier offices (33.9 miles)
- UnitedHealth Group — healthcare services (34.4 miles)
This 24‑unit property offers a straightforward workforce‑housing play in a rural A‑rated neighborhood that is competitive within the metro (6th of 64). The 1985 vintage is materially newer than much of the surrounding stock, supporting leasing against older comparables while leaving room for value through targeted interior and systems upgrades.
According to CRE market data from WDSuite, the area’s renter concentration is modest today and neighborhood occupancy trails the metro median, but 3‑mile forecasts indicate growth in households and an expanding renter share alongside smaller household sizes—factors that can broaden the tenant base and support stable occupancy when paired with disciplined rent positioning.
- Newer 1985 vintage relative to older local housing supports competitive positioning with targeted renovation upside.
- A‑rated neighborhood, ranked 6th of 64 metro areas, signals solid local fundamentals for small‑market multifamily.
- 3‑mile outlook shows household growth and rising renter share, expanding the tenant base and aiding occupancy stability.
- Amenity access is serviceable with strong park proximity; schools trend below national medians—align leasing strategy accordingly.
- Risks: below‑median neighborhood occupancy and accessible homeownership may limit pricing power; success hinges on effective leasing and retention.