| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 51st | Fair |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 81 State St, Holley, NY, 14470, US |
| Region / Metro | Holley |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2014-09-15 |
| Transaction Price | $2,575,000 |
| Buyer | DEGEORGE ACQUISITION GROU |
| Seller | SEITZ REAL ESTATE & DEVEL T INC |
81 State St, Holley NY Multifamily Investment
Renter demand is supported by stable, low-90s neighborhood occupancy and relatively favorable rent-to-income dynamics, according to WDSuite’s CRE market data. This rural Rochester-area location offers steady cash flow potential with measured growth rather than volatility.
Holley sits within the Rochester, NY metro and is classified as a rural neighborhood with a C+ rating. Neighborhood occupancy trends in the low-90s suggest leasing stability relative to similar outer-metro areas, while renter affordability appears comparatively manageable given a stronger national percentile for rent-to-income. For investors, that combination points to dependable renewal prospects and moderated turnover risk.
Amenities are modest locally, yet the area’s overall amenity rank is above the metro median (rank 162 among 359 metro neighborhoods), even as it trails many neighborhoods nationally. Daily needs are generally car-oriented; residents rely on regional retail and services, which is typical for workforce housing in rural submarkets.
Within a 3-mile radius, household counts have increased recently and are projected to expand further over the next five years, indicating a larger tenant base and supporting occupancy stability. Population trends are mixed near term, but forward-looking forecasts point to notable household growth alongside smaller average household sizes—both supportive of multifamily demand as more households form and seek rental options.
The renter-occupied share is roughly one-quarter of housing units locally, indicating a smaller but durable renter pool. For multifamily assets, that typically translates into steady, needs-based demand rather than highly transient leasing patterns. Homeownership costs are comparatively accessible by national standards, which may limit pricing power at the top end but can still support retention when positioned with value and convenience.
Comparable crime metrics for this neighborhood are not available in WDSuite’s current release. Investors typically benchmark local conditions against Rochester-metro and Orleans County trends, review recent municipal data, and incorporate property-level measures (lighting, access control) when underwriting. The absence of standardized figures here should prompt targeted diligence rather than assumptions.
Regional employers within commuting range help underpin renter demand, particularly for workforce housing. Notable nearby corporate offices include Wesco Distribution, Constellation Brands, Dish Network, Xerox, and Constellation Brands’ corporate HQ, which collectively diversify employment exposure and support leasing durability.
- Wesco Distribution — industrial distribution (18.4 miles)
- Constellation Brands, Inc. — beverage/alcohol offices (21.1 miles)
- Dish Network — telecom services (21.9 miles)
- Xerox Corporation — technology & print solutions (30.8 miles)
- Constellation Brands — beverage/alcohol corporate (31.1 miles) — HQ
81 State St is a 24-unit asset built in 1972, making it newer than much of the surrounding housing stock. That vintage can be competitively positioned versus older neighborhood supply, while still requiring prudent capital planning for aging systems and potential modernization. According to CRE market data from WDSuite, the neighborhood’s low-90s occupancy and relatively favorable rent-to-income profile point to stable tenant retention with measured pricing power.
Within a 3-mile radius, forecasts indicate a meaningful increase in households and moderating household sizes, which generally expands the renter pool and supports occupancy stability. While homeownership costs are comparatively accessible by national standards—limiting outsized rent growth—the area’s needs-based demand and commute access to a diversified employer base provide a pragmatic foundation for durable performance.
- Vintage 1972 provides a relative edge versus older local stock, with value-add potential through targeted renovations and system updates.
- Low-90s neighborhood occupancy supports leasing stability and renewal prospects.
- 3-mile forecasts show household growth and smaller household sizes, expanding the renter pool and supporting demand.
- Regional employers within commuting distance diversify demand and help sustain retention.
- Risks: rural amenity depth and a smaller renter pool can cap pricing power; 1970s systems warrant ongoing capex planning.