| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 70th | Best |
| Amenities | 10th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 90 Lake St, Youngstown, NY, 14174, US |
| Region / Metro | Youngstown |
| Year of Construction | 1984 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
90 Lake St Youngstown, NY Multifamily Investment
Steady neighborhood occupancy and a relatively high-income tenant base point to durable cash flow potential, according to WDSuite’s CRE market data. Renter demand is modest locally, so leasing strategy and product positioning will matter.
Youngstown sits in the Buffalo-Cheektowaga metro’s rural fringe, with a C+ neighborhood rating and a middle-tier position among 301 metro neighborhoods. The area’s restaurant density is slightly above national norms, while most other daily amenities are limited, so residents typically rely on short drives for groceries, childcare, and services. For investors, this translates to a quieter living environment that appeals to renters prioritizing space and small-town character over walkable retail.
Neighborhood occupancy is stable around the national midpoint, and one-bedroom contract rents have risen over the last five years. Compared with the metro, the area isn’t a top performer for overall housing metrics, but it maintains consistent utilization that supports baseline leasing. Median home values sit near the national middle, which, coupled with solid local incomes, can temper aggressive rent growth but helps sustain retention.
Within a 3-mile radius, household incomes skew higher than the national average and rent-to-income levels are low, supporting payment capacity and lease stability. The renter-occupied share is comparatively small, indicating a thinner renter pool; however, household counts have been broadly stable even as average household size trends down, which can support steady multifamily demand. Forward-looking data points to an older population mix, so unit finishes, accessibility features, and quiet community positioning may resonate.
Vintage context matters: the neighborhood’s average construction year trends older, while the subject property’s 1984 vintage is newer than much of the surrounding stock. That positioning can be competitive against mid-century assets, though investors should still plan for systems modernization and selective interior upgrades to meet today’s renter expectations.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors typically benchmark safety using county and metro context, property-level history, and on-site measures (lighting, access control), and may compare trends against similar rural neighborhoods in the Buffalo-Cheektowaga metro.
Regional employment is diversified across life sciences, logistics, healthcare, banking, and healthcare distribution, supporting a commuter renter base that values drive-time convenience to suburban job nodes. The following nearby employers illustrate the demand drivers most relevant to workforce renters in this area.
- Thermo Fisher Scientifc — life sciences (16.8 miles)
- FedEx Trade Networks — logistics (19.9 miles)
- UnitedHealth Group — healthcare services (20.3 miles)
- M&T Bank Corp. — banking (26.8 miles) — HQ
- McKesson — healthcare distribution (32.4 miles)
Built in 1984, this 30-unit asset is newer than much of the surrounding housing stock, offering relative competitiveness versus mid-century properties while leaving room for targeted value-add through systems updates and interior refreshes. Based on CRE market data from WDSuite, the neighborhood shows steady occupancy near national norms, a higher-income household base, and low rent-to-income levels that can support retention even if rent growth moderates.
Renter concentration is smaller locally, and amenities are limited, but households have been broadly stable within a 3-mile radius, with signs of smaller household sizes and an aging population. That mix supports demand for well-maintained, quiet communities serving commuters to regional employers, provided leasing targets the appropriate renter profiles and emphasizes convenience and reliability.
- Newer-than-area vintage (1984) offers competitive positioning versus older neighborhood stock
- Higher local incomes and low rent-to-income support payment capacity and lease stability
- Stable neighborhood occupancy with commuting access to diversified regional employers
- Value-add potential via systems modernization and selective interior upgrades
- Risks: thinner renter pool and limited nearby amenities may constrain leasing velocity if pricing outpaces local demand