| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Best |
| Demographics | 56th | Good |
| Amenities | 29th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 555 E Main St, Batavia, NY, 14020, US |
| Region / Metro | Batavia |
| Year of Construction | 2010 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
555 E Main St, Batavia NY Multifamily Investment
Positioned in an inner-suburb location with steady renter demand and rising household counts, this 42-unit asset benefits from neighborhood occupancy levels that support leasing durability, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb neighborhood rated A and ranked 4th of 38 within the Batavia metro — top quartile locally — signaling solid fundamentals for multifamily. Neighborhood occupancy is 94.1% (66th percentile nationally), a level that typically supports stable lease-up and retention. Median contract rents in the neighborhood remain comparatively accessible, which can help sustain demand and reduce turnover risk.
Vintage matters for competitiveness: built in 2010, the property is much newer than the neighborhood’s older housing stock (average construction year 1913). Newer construction can reduce near-term capital expenditures while offering a relative edge versus legacy assets; investors may still plan for routine system updates and selective repositioning to meet current renter expectations.
Livability drivers are mixed but functional. Grocery and pharmacy access are strengths (both rank near the top among 38 metro neighborhoods), while cafes, restaurants, and parks are limited within the immediate neighborhood. Average school ratings around 3.0 out of 5 (above the national median) add a family-friendly dimension without commanding premium pricing.
Tenure dynamics indicate depth for rentals: about 40.6% of housing units are renter-occupied in the neighborhood, supporting a meaningful tenant base. Within a 3-mile radius, the population has inched up while households increased more notably and average household size decreased, pointing to more, smaller households — conditions that typically broaden the renter pool and support occupancy stability over time.
Safety signals are mixed and should be interpreted contextually. The neighborhood’s overall crime standing is around the national midpoint (roughly 51st percentile), while property and violent offense measures sit in higher national percentiles, which indicates comparatively safer outcomes versus many U.S. neighborhoods. However, within the Batavia metro, several crime-related ranks sit near the bottom (e.g., rank 2 out of 38 indicates weaker relative positioning locally), and recent year-over-year changes show increases. Investors should weigh national comparatives against local standing and monitor recent trendlines when underwriting.
Regional employers within commuting range support a diversified renter base and reinforce leasing stability, including roles in telecom, distribution, healthcare, and life sciences referenced below.
- Dish Network — telecommunications (26.5 miles)
- Wesco Distribution — distribution (28.7 miles)
- Constellation Brands, Inc. — beverage/alcohol corporate offices (30.2 miles)
- McKesson — healthcare distribution (30.4 miles)
- UnitedHealth Group — healthcare services (35.1 miles)
This 2010-vintage, 42-unit property aligns with steady neighborhood fundamentals: above-median national occupancy, a sizable renter-occupied share locally, and improving household formation patterns within a 3-mile radius. Newer construction relative to the area’s older stock can provide a competitive edge in tenant appeal and moderate near-term capex, while neighborhood rent levels remain accessible enough to support retention. Home values in the area are comparatively lower than many U.S. markets, which can introduce some competition from ownership, but also helps sustain consistent multifamily demand.
Looking ahead, population and households in the 3-mile radius are projected to grow, accompanied by rising incomes and rent levels that remain manageable by national standards — factors that point to a deeper tenant base and sustained occupancy. Based on CRE market data from WDSuite, the neighborhood sits in the top quartile locally, with grocery and pharmacy access offsetting thinner dining and park amenities. Underwriting should account for mixed local safety rankings and recent upticks in incident rates, even as national percentiles appear comparatively favorable.
- 2010 construction is newer than area stock, supporting competitiveness and moderating near-term capital needs
- Neighborhood occupancy near the upper national mid-range supports leasing durability
- 3-mile projections indicate population and household growth, expanding the renter pool
- Accessible neighborhood rent levels aid retention and pricing flexibility
- Risks: mixed local safety ranking, limited nearby dining/parks, and potential competition from homeownership