| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Best |
| Demographics | 44th | Fair |
| Amenities | 30th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4112 W Main Street Rd, Batavia, NY, 14020, US |
| Region / Metro | Batavia |
| Year of Construction | 1982 |
| Units | 32 |
| Transaction Date | 2018-03-29 |
| Transaction Price | $870,000 |
| Buyer | WEST MAIN GARDENS LLC |
| Seller | BATAVIA MEADOWS ASSOC |
4112 W Main Street Rd Batavia Multifamily Thesis
Neighborhood occupancy trends are strong and stable, with top-quartile national standing according to WDSuite s CRE market data, supporting consistent renter demand. The property s 1982 vintage suggests manageable modernization for competitive positioning in a largely older local stock.
This rural Batavia location scores an A- neighborhood rating (ranked 9 of 38 metro neighborhoods), placing it in the top quartile locally and signaling steady fundamentals for multifamily. Neighborhood occupancy is high by national comparison, which typically supports lease retention and limits downtime; however, day-to-day conveniences are more dispersed than in denser urban submarkets.
Livability skews car-oriented with limited retail and cafe density, but park access benchmarks above many areas nationally. With a neighborhood average construction year around 1961, a 1982 asset is newer than much of the nearby housing stock 4a positioning that can reduce near-term system risk while still leaving room for targeted value-add.
Within a 3-mile radius, recent years show smaller household sizes and a rising household count, and projections point to population growth and more households ahead supportive signals for a larger tenant base and occupancy stability. Median contract rents in the neighborhood are comparatively accessible, which can aid retention; framed through multifamily property research, this suggests pricing power must be earned via unit quality and operations rather than assumed.
Home values are lower than many U.S. neighborhoods, indicating a more accessible ownership market that can compete with rentals; investors should monitor renewal strategy and amenity upgrades to sustain demand. Renter-occupied housing is roughly one-third of local units, implying a defined renter pool without overconcentration, generally supportive of workforce housing dynamics.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors commonly benchmark safety by comparing local police reports and metro trend data, and by validating on-the-ground conditions (property management feedback, daytime and evening site visits) before underwriting assumptions.
Regional employers across the Rochester Buffalo corridor provide a diversified employment base within commuting range, supporting workforce renter demand and lease stability. Notable nearby names include Dish Network, McKesson, Wesco Distribution, Constellation Brands, and M&T Bank.
- Dish Network telecommunications (28.5 miles)
- McKesson healthcare distribution (28.6 miles)
- Wesco Distribution industrial distribution (30.3 miles)
- Constellation Brands, Inc. beverage/alcohol (32.0 miles)
- M&T Bank Corp. financial services (34.6 miles) HQ
Built in 1982, this 32-unit asset is newer than much of the surrounding housing stock, offering a foothold for value-add upgrades while avoiding the heaviest vintage-related capital planning common to earlier assets. Neighborhood occupancy ranks in the top quartile nationally, and projections within a 3-mile radius point to population growth and more households, which can expand the tenant base and support stable leasing. According to CRE market data from WDSuite, local rents benchmark on the accessible side, so performance hinges on execution renovation scope, operations, and renewal strategy.
Ownership costs in the area are comparatively manageable, which introduces some competition with rentals; balancing unit quality and amenities can help sustain pricing and retention. The submarket s rural character and dispersed amenities underscore the importance of convenience features (parking, in-unit upgrades) and thoughtful marketing to capture demand from commuters tied to the Rochester Buffalo employment base.
- Top-quartile neighborhood occupancy supports leasing stability and renewal potential.
- 1982 vintage allows targeted value-add while avoiding the oldest-system risks in the area.
- 3-mile projections show population and household growth, expanding the renter pool.
- Accessible rent levels require disciplined operations and amenity upgrades to drive pricing power.
- Risks: rural amenity dispersion and an ownership market that can compete with rentals; focus on retention and convenience features.