| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Good |
| Demographics | 56th | Good |
| Amenities | 42nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1868 Livingston St, Lima, NY, 14485, US |
| Region / Metro | Lima |
| Year of Construction | 1978 |
| Units | 54 |
| Transaction Date | 2004-11-01 |
| Transaction Price | $1,650,000 |
| Buyer | SIMPSON THOMAS E |
| Seller | SIMPSON JAMES E |
1868 Livingston St Lima NY Multifamily Investment
Neighborhood occupancy trends are in the low-90% range, supporting stable collections and underwriting predictability, according to WDSuite’s CRE market data. Figures reflect the surrounding neighborhood rather than this specific property.
Located in Lima within the Rochester, NY metro, the neighborhood is competitive among Rochester neighborhoods (ranked 104 of 359), per WDSuite. Neighborhood occupancy sits near national midpoints and has edged up over the last five years, suggesting steady renter demand and manageable lease-up risk at the submarket scale.
Daily needs are serviceable but not urban-dense: overall amenities track near the national middle, with coffee options stronger than average and parks slightly above national norms, while grocery options are thinner and pharmacy access is limited. This mix fits a rural setting, implying car-oriented living and potential appeal to residents prioritizing space and value over walkability.
Rents in the neighborhood skew on the lower side nationally, and the rent-to-income ratio is stronger than most U.S. neighborhoods, which can ease affordability pressure and support retention. At the same time, ownership costs are comparatively accessible for the region, which can create competition from entry-level homeownership; positioning and finishes matter for tenant capture and renewal strategy.
Within a 3-mile radius, demographic data show recent population softness with relatively stable projections ahead, while household counts are expected to increase and average household size to trend lower. For investors, a rising household count with steady population points to smaller households and a gradual renter pool expansion, which can support occupancy stability even if total residents are flat.
Comparable crime benchmarks for this neighborhood are not available in WDSuite’s dataset for the Rochester metro. Investors should underwrite safety by referencing regional trend reports and municipal sources, and by comparing conditions to nearby Rochester-area neighborhoods for context.
Proximity to a mix of corporate offices supports commuter convenience and broadens the tenant base for workforce-oriented units. Notable regional employers include Dish Network, Constellation Brands, Thermo Fisher Scientific, Wesco Distribution, and Xerox.
- Dish Network — corporate offices (10.5 miles)
- Constellation Brands — beverage HQ and offices (12.3 miles) — HQ
- Thermo Fisher Scientific — life sciences offices (17.1 miles)
- Wesco Distribution — industrial distribution offices (19.2 miles)
- Xerox Corporation — corporate offices (24.3 miles)
1868 Livingston St is a 54-unit, 1978-vintage multifamily property positioned in a rural neighborhood that ranks competitive within the Rochester metro. Neighborhood-level occupancy trends sit around national midpoints and have inched higher over five years, indicating a stable leasing backdrop. According to CRE market data from WDSuite, local rents are relatively modest versus national peers and rent-to-income metrics are favorable, which can support retention and steady cash flow.
The 3-mile demographic view points to flat population but an increase in households and smaller household sizes ahead, a combination that can expand the effective renter pool and help sustain occupancy. The 1978 vintage suggests potential value-add through interior upgrades and selective capital improvements to enhance competitive positioning against both attainable ownership and newer stock in the broader metro.
- Stable neighborhood occupancy with slight 5-year improvement supports underwriting confidence.
- Favorable rent-to-income dynamics aid retention and pricing resilience.
- 1978 vintage offers value-add potential via unit renovations and systems upgrades.
- Household growth within 3 miles points to a larger tenant base despite flat population.
- Risks: accessible ownership options and limited nearby amenities require careful positioning and tenant targeting.