| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Best |
| Demographics | 57th | Good |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5077 Clinton Street Rd, Batavia, NY, 14020, US |
| Region / Metro | Batavia |
| Year of Construction | 2010 |
| Units | 44 |
| Transaction Date | 2024-08-12 |
| Transaction Price | $230,000 |
| Buyer | EULA MICHAEL J |
| Seller | MONACHINO SAMUEL J |
5077 Clinton Street Rd Batavia Multifamily Investment
Neighborhood occupancy runs exceptionally tight, supporting lease stability, while a 2010 vintage offers a competitive edge versus older local stock, according to WDSuite’s CRE market data.
Located in a Rural neighborhood of Batavia, this submarket signals renter demand resilience: neighborhood occupancy is at 100% (neighborhood metric, not the property), placing it in the top tier nationally and above the metro median, based on CRE market data from WDSuite. The neighborhood itself has a modest renter-occupied share (a lower renter concentration at the neighborhood level), so tenant sourcing may draw from a wider radius.
The 2010 construction is materially newer than the area’s average vintage (1950), which supports relative competitiveness versus older comparables and may temper near-term capital needs. Investors should still plan for standard mid-life systems and common-area refresh to sustain positioning.
Amenities are sparse within the immediate neighborhood—limited café, grocery, park, and pharmacy density is typical for a Rural location. Amenity ranking is competitive among Batavia neighborhoods (ranked 13 out of 38), but national amenity percentile is lower, suggesting residents rely on driving to regional retail nodes. Lease-up and retention strategies should emphasize on-site convenience and parking rather than walkable retail.
Within a 3-mile radius, demographics point to a larger tenant pool than the immediate neighborhood suggests. Population increased in recent years and is projected to continue growing through 2028, with households rising faster than population and average household size trending smaller—factors that generally expand the renter pool and support occupancy stability. Median household incomes have risen, and rent levels in the area remain manageable relative to incomes, indicating room for disciplined rent growth while monitoring affordability pressure.
Home values in the metro context are relatively accessible compared with many U.S. markets, which can introduce some competition from ownership. For multifamily, that typically means emphasizing convenience, flexibility, and updated finishes to sustain pricing power and lease retention rather than relying solely on cost advantage.
Comparable safety insights specific to this neighborhood are not available in the current WDSuite dataset. Investors typically benchmark local trends against city and county reporting and engage property management for incident history and preventative measures. As with any Rural location, assessing lighting, visibility, and access control can help support resident comfort and retention.
Regional corporate offices within commuting distance help support renter demand, with a concentration of roles in corporate services, distribution, and healthcare. Notable nearby employers include Dish Network, Wesco Distribution, Constellation Brands, Inc., McKesson, and Constellation Brands (HQ).
- Dish Network — corporate offices (25.4 miles)
- Wesco Distribution — corporate offices (27.5 miles)
- Constellation Brands, Inc. — corporate offices (29.0 miles)
- McKesson — corporate offices (31.5 miles)
- Constellation Brands — corporate offices (35.1 miles) — HQ
This 44-unit, 2010-vintage asset benefits from a tightly occupied neighborhood backdrop and a newer-than-average build relative to local stock, supporting competitive positioning and potential for durable occupancy. Within a 3-mile radius, population growth, faster household formation, and smaller average household size indicate a widening renter base. According to CRE market data from WDSuite, local rent levels remain manageable against incomes, which can support steady rent steps while monitoring affordability.
Key considerations include a modest renter concentration at the immediate neighborhood level and sparse walkable amenities typical of Rural settings—factors that place a premium on on-site features, parking, and operational execution. Ownership costs are relatively accessible in the region, so maintaining updated interiors and hassle-free living remains important for retention and pricing power.
- 2010 vintage offers competitive positioning versus older local stock, with potential for targeted value-add and manageable near-term systems planning.
- Tight neighborhood occupancy supports leasing stability; broader 3-mile growth expands the tenant base and helps sustain demand.
- Rents remain reasonable relative to incomes, supporting disciplined rent steps while tracking affordability and retention risk.
- Rural amenity density is limited—operational focus on convenience, parking, and on-site features can offset walkability gaps.
- Risk: Modest renter concentration in the immediate neighborhood and competition from homeownership require ongoing product differentiation and service quality.