| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 20th | Poor |
| Demographics | 34th | Poor |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Canalview Dr, Lyons, NY, 14489, US |
| Region / Metro | Lyons |
| Year of Construction | 2008 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 Canalview Dr, Lyons NY — 36-Unit 2008 Opportunity
Newer construction in a rural Wayne County location offers durable renter appeal and manageable capital needs; neighborhood occupancy is reported at 83.1% according to WDSuite’s CRE market data, pointing to leasing upside with disciplined operations.
Lyons sits within the Rochester, NY metro and scores a C neighborhood rating in WDSuite, reflecting a modest but serviceable setting for workforce housing. Amenity access is mixed: grocery and pharmacy density test above national medians, while parks and cafes are limited, consistent with the area’s rural profile. Schools trend below the national median, which may influence unit mix and marketing toward value-driven renters.
For investors focused on renter demand, the neighborhood’s share of renter-occupied housing is competitive among Rochester neighborhoods (ranked within the top 40% of 359 metro neighborhoods), indicating a meaningful tenant base. Median contract rents in the area sit at lower levels, and the rent-to-income ratio tracks favorably, supporting retention and lease management. Based on multifamily property research from WDSuite, this positioning can help sustain occupancy with value-oriented pricing.
Vintage also matters locally: the average neighborhood housing stock skews older (late 19th century), while the subject’s 2008 construction provides a relative quality and systems advantage versus legacy assets. That competitive edge can support leasing and maintenance efficiency, though investors should still plan for periodic replacements as the asset approaches medium-term system life cycles.
Demographic statistics aggregated within a 3-mile radius show modest population growth in recent years with a forecast for slight contraction, but households are projected to increase alongside smaller household sizes. This shift typically expands the renter pool and supports occupancy stability, particularly for well-managed, mid-size properties positioned at attainable rents.
Comparable crime data for this neighborhood are limited in WDSuite’s datasets, so metro-relative and national percentile safety insights are not available at this time. Investors should contextualize on-the-ground conditions with local law enforcement reports and municipal resources, as well as property-level security features and site lines.
In rural Rochester-area submarkets like Lyons, underwriting prudence typically includes reviewing recent police blotters, verifying lighting and access control, and aligning tenancy screening with portfolio standards to support resident experience and retention.
Regional employers within commuting range help underpin renter demand, particularly for workforce households. Key anchors include Thermo Fisher Scientific, Constellation Brands, Xerox, and Dish Network.
- Thermo Fisher Scientific In Fairport Ny — life sciences (20.5 miles)
- Constellation Brands — beverages (23.9 miles) — HQ
- Xerox Corporation — technology & services (24.2 miles)
- Dish Network — telecommunications (33.7 miles)
Constructed in 2008 with 36 units, 100 Canalview Dr offers a newer-vintage profile in a metro where surrounding stock skews significantly older. That relative quality can support leasing, maintenance efficiency, and positioning against legacy assets. Neighborhood occupancy is reported at 83.1%, suggesting room to capture demand through effective management, value-oriented pricing, and turn discipline; according to commercial real estate analysis from WDSuite, rent-to-income levels remain favorable locally, supporting retention.
Within a 3-mile radius, recent population growth has been modest with a forecasted dip, yet household counts are projected to rise as average household size declines — dynamics that typically expand the renter base. Low area home values relative to incomes can create some competition from ownership, but the property’s attainable rent positioning and newer systems give it a practical edge for renters prioritizing convenience and reliability.
- Newer 2008 construction versus older local stock supports competitive positioning and lowers near-term capex risk.
- Neighborhood renter-occupied share is competitive in the metro, providing a meaningful tenant base for a 36-unit asset.
- Favorable rent-to-income dynamics aid retention and lease stability, per WDSuite.
- Risk: Neighborhood occupancy at 83.1% indicates leasing execution matters; focus on value pricing, marketing, and turn efficiency.