| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 21st | Fair |
| Demographics | 50th | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 48 Main St, Silver Creek, NY, 14136, US |
| Region / Metro | Silver Creek |
| Year of Construction | 1985 |
| Units | 34 |
| Transaction Date | 2015-02-27 |
| Transaction Price | $1,100,000 |
| Buyer | 48 MAIN ST ASSOC LLC |
| Seller | HAL ENTERPRISES INC |
48 Main St, Silver Creek NY Multifamily Investment
Positioned in a rural A-rated neighborhood with relatively low rent levels, the asset’s 1985 vintage is newer than much of the area stock and benefits from a renter base projected to expand within a 3-mile radius, according to WDSuite’s CRE market data.
The property sits in an A-rated neighborhood ranked 6th among 64 Jamestown–Dunkirk–Fredonia metro neighborhoods, signaling strong local fundamentals relative to the region. Amenities score competitively: parks and pharmacies track in higher national percentiles, and cafes are above average, offering day-to-day convenience attractive to residents even in a rural setting.
Rents in the neighborhood trend lower versus national norms (contract rent levels sit in the lower national brackets), which can support retention but may temper near-term pricing power. Neighborhood occupancy trends are weaker than many metro peers, indicating that leasing strategies and product differentiation will matter for stability. The property’s 1985 construction is newer than the neighborhood’s older average vintage, which can provide a competitive edge while still requiring selective capital planning for aging systems and modernization.
Within a 3-mile radius, recent data show modest population growth with households also edging higher, and projections through 2028 point to further population and household increases alongside slightly smaller average household sizes. That dynamic typically broadens the tenant base for smaller units and supports occupancy as more renters enter the market. Renter-occupied housing remains a minority share locally, but forecasts indicate a rising renter concentration, which can deepen the multifamily demand pool over time.
Home values are comparatively low versus national benchmarks, suggesting ownership is more accessible here than in high-cost metros. For investors, that can introduce competition from for-sale housing; however, lower rent-to-income ratios point to manageable tenant affordability, which can aid lease renewal and reduce turnover when paired with well-maintained product and service.
Comparable crime benchmarks for this neighborhood are not reported in the current dataset. Investors typically contextualize safety using multiple sources and trend views at the city and county level to assess how an area compares within the Jamestown–Dunkirk–Fredonia region. On-the-ground diligence and recent local reporting can complement portfolio-level risk reviews.
Regional employment options within commuting range include financial services, logistics, healthcare distribution, life sciences, and managed care—diverse sectors that can help sustain renter demand and lease retention for workforce-oriented units.
- M&T Bank Corp. — financial services (28.2 miles) — HQ
- FedEx Trade Networks — logistics (30.2 miles)
- McKesson — healthcare distribution (30.6 miles)
- Thermo Fisher Scientifc — life sciences (34.4 miles)
- UnitedHealth Group — managed care (35.0 miles)
Built in 1985, this 34-unit asset is newer than much of the surrounding neighborhood stock, offering a relative quality advantage in a rural setting where many properties predate mid-century. Based on CRE market data from WDSuite, local rents sit below national norms and rent-to-income appears manageable, supporting tenant retention even if headline rent growth is moderate. Forecasts within a 3-mile radius indicate population and household growth with a rising renter share, which can expand the tenant base and support occupancy over the medium term.
Key considerations include neighborhood-level occupancy that trails metro leaders and below-average school ratings, which may require thoughtful positioning and amenity upgrades. For investors, targeted value-add—systems refresh, unit finishes, and curb appeal—can help the property differentiate and capture steady demand from households prioritizing attainable rents and commute access to regional employers.
- 1985 vintage offers a competitive edge versus older neighborhood stock with selective modernization upside.
- Manageable rent-to-income dynamics support retention and steady collections.
- 3-mile forecasts show population and household growth with a rising renter share, expanding the tenant base.
- Proximity to diversified regional employers supports workforce housing demand and leasing stability.
- Risks: neighborhood occupancy lags metro leaders and school ratings are below average—necessitating focused leasing and amenity strategy.