| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Good |
| Demographics | 45th | Fair |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 145 Park Rd, Batavia, NY, 14020, US |
| Region / Metro | Batavia |
| Year of Construction | 1995 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
145 Park Rd, Batavia NY — 65-Unit 1995 Multifamily
Newer-than-neighborhood vintage and stable tenant demand point to durable operations, according to WDSuite’s CRE market data, with occupancy trends in the area supporting steady cash flow management.
The property sits in an Inner Suburb neighborhood that ranks 6 out of 38 metro neighborhoods (A rating), placing it in the top quartile locally for overall fundamentals. Neighborhood occupancy has trended strong and sits in the upper quartile nationally, a positive signal for lease-up stability and retention.
Livability is supported by a dense mix of parks and food-and-beverage options. The neighborhood is competitive for restaurants and cafes by national standards, while immediate access to daily-needs retail such as grocers and pharmacies is more limited, implying residents may rely on nearby corridors for errands. For investors, this mix favors lifestyle convenience but may concentrate shopping trips along primary arterials.
Vintage context matters: the average nearby building stock dates to 1929, while this asset was built in 1995. That relative youth can be a leasing advantage versus older comparables, though capital planning should still anticipate mid-life system upgrades and selective modernization to sustain competitiveness.
Tenure patterns indicate depth in the renter base: the neighborhood’s share of housing units that are renter-occupied ranks in the upper quartile nationally, supporting ongoing multifamily demand. Within a 3-mile radius, households have increased even as average household size has edged down, and forecasts point to additional household growth by 2028 — dynamics that typically expand the renter pool and support occupancy continuity.
Home values in the neighborhood sit below national medians, and rent-to-income levels remain manageable. In practice, this combination can support resident retention but may also introduce incremental competition from ownership options, reinforcing the need for asset-level differentiation and attentive lease management.
Comparable neighborhood crime metrics are not available in WDSuite for this location, so investors should benchmark safety using city and county reporting and trend sources. In underwriting, many investors pair third-party safety data with observed leasing performance and resident retention to gauge property-level stability rather than relying on block-level assumptions.
Regional corporate offices within commuting range help diversify employment drivers and can support renter demand and retention for workforce households. Notable employers include telecommunications, healthcare, distribution, and beverage companies listed below.
- Dish Network — telecommunications (28.1 miles)
- McKesson — healthcare distribution (29.2 miles)
- Wesco Distribution — electrical distribution (29.8 miles)
- Constellation Brands, Inc. — beverage (31.5 miles)
- UnitedHealth Group — healthcare services (33.4 miles)
Built in 1995 with 65 units, this asset is newer than much of the surrounding stock and benefits from a neighborhood that ranks in the top quartile locally with nationally strong occupancy — indicators of demand resilience and leasing stability. According to CRE market data from WDSuite, the area’s renter concentration is also competitive nationally, supporting depth in the tenant base.
Within a 3-mile radius, household counts have grown and are projected to expand further alongside income gains by 2028, which generally supports rent rolls and occupancy continuity. At the same time, more accessible ownership costs in the neighborhood suggest prudent underwriting on rent growth and an emphasis on value-add touches — systems refresh, common-area upgrades, and unit finishes — to sustain pricing power against older nearby assets.
- Newer 1995 vintage versus older neighborhood stock supports competitive positioning
- Strong neighborhood occupancy and renter depth backstop leasing stability
- 3-mile household growth and rising incomes point to a larger tenant base
- Value-add potential via selective modernization to capture rent premiums
- Risk: more accessible ownership and limited immediate daily-needs retail may temper pricing power