| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 51st | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14350 Northwood Dr, Albion, NY, 14411, US |
| Region / Metro | Albion |
| Year of Construction | 1998 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14350 Northwood Dr, Albion NY — 24-Unit 1998 Multifamily
Tight neighborhood occupancy and a workforce tenant base suggest stable leasing conditions, according to WDSuite’s CRE market data. Rural fundamentals and modest area rent levels point to steady demand with measured rent growth potential.
Located in a rural pocket of Orleans County within the Rochester, NY metro, the area trades heavy urban amenities for low-density living. Amenity density is limited, so residents rely on nearby towns for groceries, services, and dining, which typically concentrates demand around well-maintained, professionally managed communities.
Occupancy in the immediate neighborhood ranks 1 out of 359 metro neighborhoods, placing it in the top tier nationally for stability. For investors, that signals tight supply and supports consistent collections and retention, though it can also temper rapid lease-up if turnover occurs.
Neighborhood ownership costs are comparatively accessible versus national norms, with home values positioned in lower national percentiles. That dynamic can introduce some competition from ownership alternatives, but it also sustains a renter cohort that values convenience and flexibility over long commutes to larger hubs. The share of renter-occupied housing in the neighborhood sits around one-fifth, indicating a smaller yet durable renter pool; within a 3-mile radius, renter concentration is higher, broadening the potential tenant base beyond the immediate blocks.
Demographic indicators within a 3-mile radius point to smaller household sizes and relatively stable household counts even as population has edged down, which can support demand for smaller units and reinforce occupancy stability. Based on commercial real estate analysis from WDSuite, these trends align with steady, value-oriented renter demand rather than rapid, amenity-driven growth.
The property’s 1998 vintage is newer than the neighborhood’s older housing stock, offering relative competitiveness versus prewar inventory. Investors should still plan for system updates typical of late-1990s construction, but the age profile may reduce near-term heavy capex compared with century-old assets common in the area.
Comparable neighborhood crime metrics are not available in WDSuite for this location. Investors typically benchmark property-level security measures and recent municipal reporting against county and Rochester-metro trends to contextualize risk. Rural settings can experience quieter activity but also thinner data coverage; prudent underwriting should include site-specific observations and discussions with local stakeholders.
Regional employers within commuting reach help anchor renter demand, particularly for workforce housing. Nearby corporate offices include Wesco Distribution, Constellation Brands, Dish Network, UnitedHealth Group, and McKesson.
- Wesco Distribution — distribution (30.7 miles)
- Constellation Brands, Inc. — consumer beverages (33.5 miles)
- Dish Network — telecommunications (33.8 miles)
- UnitedHealth Group — healthcare services (35.4 miles)
- McKesson — healthcare distribution (37.1 miles)
This 24-unit asset, built in 1998, competes favorably against much older neighborhood stock and benefits from tight local occupancy that ranks 1 of 359 in the Rochester metro. According to CRE market data from WDSuite, the surrounding area exhibits steady, value-oriented renter demand supported by a workforce tenant base and commuting access to regional employers, while modest rent levels help underpin lease retention.
Investor considerations include sparse amenity density and soft population momentum, which place a premium on property condition, parking, and management. The vintage suggests manageable modernization needs relative to prewar assets, with potential value-add through interior refreshes and operational efficiencies rather than heavy repositioning.
- Tight neighborhood occupancy supports leasing stability and collections.
- 1998 vintage competes well versus older local stock, with targeted modernization upside.
- Workforce demand and regional employer access provide a durable tenant base.
- Lower ownership costs locally may temper rent upside, favoring value-focused positioning.
- Risks: limited nearby amenities and demographic headwinds require disciplined underwriting and asset management.