| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 27th | Poor |
| Demographics | 32nd | Poor |
| Amenities | 21st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 65 Lock St, Clyde, NY, 14433, US |
| Region / Metro | Clyde |
| Year of Construction | 1981 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
65 Lock St, Clyde NY 24-Unit Multifamily
Neighborhood occupancy is steady and renter demand is primarily workforce-driven, according to WDSuite’s CRE market data, supporting predictable cash flow for well-managed assets. Affordable rents relative to local incomes suggest retention potential, though pricing power may be measured.
Located in Clyde within the Rochester, NY metro, 65 Lock St sits in a rural neighborhood where day-to-day essentials are accessible but lifestyle amenities are limited. Restaurants are more prevalent than other amenity types in the area, while cafes, parks, and childcare options are sparse. Average school ratings track in lower national percentiles, which can influence renter preferences for family-oriented households and may shape leasing strategies.
The neighborhood s renter concentration is modest (share of housing units that are renter-occupied), indicating a stable but finite tenant base. In this context, steady neighborhood occupancy supports consistent leasing, while the limited depth of renters underscores the importance of targeted marketing and competitive unit finishes to capture demand.
Multifamily economics are reinforced by relatively favorable rent-to-income dynamics at the neighborhood level, supporting lease retention and predictable collections. However, local home values are comparatively low in the metro and nationally, which can create periodic competition with ownership options, especially for qualified renters. Investors should calibrate renewal strategies and finish levels accordingly to maintain occupancy and reduce turnover.
Within a 3-mile radius, demographic statistics indicate recent increases in households and income levels alongside relatively small population growth, pointing to a slightly expanding renter pool and potential for steady absorption. Forward-looking projections in this 3-mile area call for continued population and income gains, which can support occupancy stability for well-positioned units, based on CRE market data from WDSuite.
Comparable safety benchmarks at the neighborhood level are not available in this dataset. Investors may wish to assess multi-year trends for the broader Rochester metro and local police reports to contextualize property-level risk. In practice, owners often incorporate lighting, access controls, and resident screening as standard risk management regardless of neighborhood averages.
Regional employers within commuting range provide a diversified workforce draw that can sustain renter demand and reduce turnover risk for workforce housing, including life sciences, printing/technology, packaging, and business services.
- Thermo Fisher Scientific In Fairport Ny industry/role: life sciences (26.1 miles)
- Xerox Corporation industry/role: technology & printing (28.8 miles)
- Constellation Brands industry/role: beverages (29.8 miles) HQ
- WestRock industry/role: packaging (33.8 miles)
- ADP Syracuse industry/role: business services (34.6 miles)
Built in 1981, this 24-unit asset is newer than much of the surrounding housing stock, offering competitive positioning versus older inventory while still presenting potential value-add through targeted interior and systems updates. Neighborhood occupancy trends are stable, and rent-to-income dynamics support lease retention and predictable collections, according to CRE market data from WDSuite. The trade-off is a modest renter concentration and limited amenity depth, which place a premium on unit quality, management efficiency, and measured rent growth.
Home values in the area are comparatively low, which can at times compete with renting, but also anchors a steady workforce tenant base seeking practical, cost-conscious housing. Near-term demand is supported by gradual household growth and income gains within a 3-mile radius, while proximity to a mix of regional employers provides a commuting draw that can help sustain occupancy.
- 1981 vintage offers competitive position versus older stock with value-add upside through selective renovations.
- Stable neighborhood occupancy and favorable rent-to-income dynamics support retention and collections.
- Workforce employment base within commuting range provides demand depth and leasing resilience.
- Risk: modest renter concentration and limited amenity set may cap pricing power; success depends on execution and finish-level differentiation.