| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 58th | Good |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5 Wildbriar Dr, Livonia, NY, 14487, US |
| Region / Metro | Livonia |
| Year of Construction | 1987 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5 Wildbriar Dr, Livonia NY Multifamily Investment
Stable small-town fundamentals and a modest renter base point to steady, workforce-oriented demand, according to WDSuite’s CRE market data. Neighborhood occupancy trends and household growth suggest lease retention can be supported with thoughtful positioning.
Livonia is a rural submarket within the Rochester MSA, with the neighborhood rated B+ and ranked 119 out of 359 metro neighborhoods—competitive among Rochester neighborhoods based on WDSuite’s CRE market data. Amenities are modest but serviceable for daily needs: grocery and park access track near the national middle, while cafes and pharmacies are sparse, consistent with a rural setting.
Schools in the area average around the national upper half (national percentile roughly in the low 60s), which can support family-oriented renter demand relative to similar rural markets. Median home values sit near the national midpoint, indicating a more accessible ownership market than major coastal metros; for multifamily investors, that can mean some competition with ownership but also potential for retention when rentals remain comparatively convenient.
Neighborhood occupancy is below the metro median, implying that lease-up may require targeted marketing and competitive unit finishes. Within a 3-mile radius, renter-occupied housing is about one-fifth of units, suggesting a smaller—but present—renter pool; paired with household incomes that are above the national median, this points to a tenant base with capacity to absorb modest rent steps when value and convenience are clear.
Affordability metrics are favorable for operators: the local rent-to-income ratio sits in a high national percentile for renter affordability, supporting pricing power without overextending tenants. Contract rents trend below national medians, which helps sustain occupancy stability when paired with thoughtful amenity upgrades and management.
Comparable crime metrics for this neighborhood are not available in WDSuite’s dataset at this time. Investors typically benchmark safety perceptions using metro-wide references and on-the-ground diligence. Given the rural context and family-serving schools noted above, a pragmatic approach is to align security measures and resident communication with local expectations and property operations best practices.
Regional employers within commuting distance support workforce housing demand and leasing stability for Livonia, including roles in telecommunications, consumer goods, life sciences, and industrial distribution.
- Dish Network — telecommunications (16.0 miles)
- Constellation Brands — beverage & consumer goods (18.5 miles) — HQ
- Constellation Brands, Inc. — corporate offices (23.1 miles)
- Thermo Fisher Scientific In Fairport Ny — life sciences offices (23.2 miles)
- Wesco Distribution — industrial distribution (24.7 miles)
Built in 1987 with 49 units, the property offers classic-vintage scale suitable for operational efficiencies and value-add execution. In a rural Rochester-area neighborhood that ranks competitive among 359 metro peers, demand is anchored by steady household incomes and a renter pool that, while smaller than urban cores, supports workforce housing. According to commercial real estate analysis from WDSuite, local rent-to-income levels are favorable, suggesting room for disciplined rent optimization when paired with targeted upgrades.
Forward-looking dynamics within a 3-mile radius indicate an increase in household counts even as population trends flatten, implying smaller household sizes and a broader base of potential renters. Neighborhood occupancy runs below the metro median, so lease-up and renewal strategies should emphasize refreshed interiors, reliable operations, and convenience to regional employers to maintain stability. The 1987 vintage points to practical capital planning—systems and finishes may benefit from modernization, creating a measured path to NOI growth.
- 1987 vintage with clear value-add and systems modernization potential
- Competitive neighborhood standing in the Rochester MSA supports long-term renter demand
- Favorable rent-to-income dynamics provide room for disciplined pricing alongside upgrades
- Household growth within 3 miles expands the tenant base and supports occupancy stability
- Risk: below-median neighborhood occupancy requires proactive leasing and competitive finishes