| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 41st | Poor |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 510 E Oak Orchard St, Medina, NY, 14103, US |
| Region / Metro | Medina |
| Year of Construction | 2007 |
| Units | 24 |
| Transaction Date | 2007-04-24 |
| Transaction Price | $80,000 |
| Buyer | PROVIDENCE MEDINA HOUSING DEVELOPMENT FUND CO |
| Seller | BOTT GEORGE W |
510 E Oak Orchard St Medina 24-Unit Multifamily
Neighboring rental occupancy trends sit above the metro median, supporting stable leasing dynamics for a 24-unit asset, according to WDSuite’s CRE market data. Pricing levels remain accessible relative to national norms, which can aid retention while leaving room for disciplined revenue management.
Situated in Medina within the Rochester, NY metro, the neighborhood carries a B- rating and ranks 177 out of 359 metro neighborhoods — competitive among Rochester neighborhoods. Occupancy for the neighborhood is above the metro median, suggesting steady renter demand and support for lease-up and renewal strategies.
Renter-occupied share is elevated versus national patterns, reinforcing depth in the tenant base and helping sustain occupancy through typical turnover cycles. Median contract rents in the area are lower than national levels but have grown in recent years, offering investors a balance of attainable rents and potential for measured rent optimization as units are improved.
Within a 3-mile radius, demographics indicate a largely stable population with modest recent softening and a gradual shift toward smaller household sizes. Forecasts show households trending higher even as population growth remains muted, which can expand the effective renter pool and support occupancy stability. Median household incomes have improved over time, which, alongside a moderate rent-to-income profile, supports retention and prudent rent growth management.
Local amenities are mixed. Parks, cafes, and childcare options compare favorably versus many U.S. neighborhoods, while restaurant density and pharmacy access are limited. Average school ratings trend below the national median; investors should underwrite this as part of demand profiling for family-oriented units. Home values in the neighborhood are lower than national norms, which can introduce some competition from entry-level ownership; however, it also sustains interest in rentals among households prioritizing flexibility.
Comparable safety metrics for this neighborhood were not available in WDSuite’s dataset at the time of publication. Investors typically benchmark neighborhood safety against metro and national baselines to assess leasing risk and retention; consider reviewing recent local law enforcement and municipality reports, and compare trends to nearby Rochester-area neighborhoods for context.
Regional employment access includes healthcare, pharmaceuticals, logistics, life sciences, and banking, supporting renter demand through commute-oriented workforce housing. The nearby employers below can help underpin leasing and renewal performance.
- UnitedHealth Group — healthcare insurance (29.0 miles)
- McKesson — pharmaceutical distribution (31.3 miles)
- FedEx Trade Networks — logistics (31.6 miles)
- Thermo Fisher Scientifc — life sciences (33.2 miles)
- M&T Bank Corp. — banking (34.0 miles) — HQ
Built in 2007, the property is materially newer than much of the area’s housing stock, positioning it competitively versus older assets while keeping near- to medium-term capital needs more predictable. Neighborhood occupancy trends run above the metro median and the renter-occupied share is comparatively high, supporting depth of demand and renewal stability. According to commercial real estate analysis from WDSuite, local rents remain below national levels with demonstrated growth, enabling a value-oriented, upgrade-and-hold strategy rather than relying on outsized rent jumps.
Investor underwriting should account for small-market dynamics: lower home values can create competition from ownership, and amenity density is uneven with fewer restaurants and pharmacies. Even so, a moderate rent-to-income profile and forecasts showing more, smaller households within a 3-mile radius suggest a steady pipeline of renters, with upside tied to unit quality, management, and targeted improvements.
- 2007 vintage offers competitive positioning versus older neighborhood stock and clearer capital planning.
- Above-median neighborhood occupancy and strong renter concentration support stable leasing and renewals.
- Rents below national levels with recent growth create room for disciplined value-add execution.
- Demand supported by regional employers across healthcare, logistics, life sciences, and banking.
- Risks: small-market setting, lower local home values, and uneven amenity mix may temper pricing power.