| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Best |
| Demographics | 37th | Poor |
| Amenities | 12th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Creekside Ln, Arcade, NY, 14009, US |
| Region / Metro | Arcade |
| Year of Construction | 2005 |
| Units | 32 |
| Transaction Date | 2015-04-08 |
| Transaction Price | $1,700,000 |
| Buyer | E&K ESTATES LLC |
| Seller | BATAVIA HOLDINGS LLC |
100 Creekside Ln, Arcade NY Multifamily Investment
Neighborhood occupancy has remained high, supporting lease stability in this rural pocket of Wyoming County, according to WDSuite’s CRE market data.
Arcade sits within a rural neighborhood context that emphasizes quiet living and drive-to amenities. Restaurant density ranks competitive among Wyoming County’s 30 neighborhoods, while broader amenity access is thinner than metro norms (amenities track in lower national percentiles). For investors, that typically translates to value positioning rather than lifestyle premiums.
The neighborhood’s occupancy is strong at the area level and ranks in the top quartile among the 30 metro neighborhoods, which supports cash flow durability and reduces lease-up risk. Median contract rents in the neighborhood remain modest relative to national benchmarks, helping sustain demand where rent-to-income levels are manageable; this can aid resident retention and limit turnover costs.
Renter-occupied housing accounts for a smaller share of units locally, indicating a modest renter concentration. For multifamily owners, that suggests a smaller but steady tenant pool, with performance more closely tied to local employment and long-term residents than to rapid in-migration. Demographic statistics aggregated within a 3-mile radius indicate smaller household sizes versus five years ago, which can support ongoing demand for rental housing and smaller-unit formats.
The typical housing stock in the neighborhood skews older (average vintage 1942), while 100 Creekside Ln was built in 2005. The newer construction can provide a competitive edge versus older comparables and may moderate near-term capital planning needs, though selective modernization can still enhance positioning.
Home values track below national medians, which indicates a more accessible ownership market relative to large metros. For investors, this can introduce some competition from for-sale options, but the neighborhood’s high occupancy and manageable rent-to-income levels point to a durable renter segment and stable leasing fundamentals.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors typically benchmark local safety perception against county and regional trends and review recent public reports to understand on-the-ground conditions and any trajectory shifts.
Regional employment access is anchored by healthcare, logistics, financial services, and life sciences offices within commuting range, supporting workforce housing demand and resident retention for properties in Arcade. The list below highlights nearby employers that can influence leasing stability.
- McKesson — healthcare distribution (26.3 miles)
- M&T Bank Corp. — financial services (33.1 miles) — HQ
- FedEx Trade Networks — logistics (36.3 miles)
- UnitedHealth Group — healthcare services (38.4 miles)
- Thermo Fisher Scientific — life sciences (43.1 miles)
Built in 2005 with 32 units, 100 Creekside Ln is materially newer than the neighborhood’s predominantly mid-20th-century housing stock. That relative vintage can support competitive positioning versus older product and may limit immediate capital expenditure exposure, while targeted upgrades could unlock incremental rent premiums without overextending affordability. According to WDSuite’s commercial real estate analysis, neighborhood occupancy ranks among the strongest locally, reinforcing expectations for leasing stability.
The area’s renter concentration is modest, but high neighborhood occupancy and manageable rent-to-income levels suggest a dependable tenant base tied to regional employers within a commutable radius. Amenity density is limited and school ratings trend below national norms, which can temper top-line growth expectations; however, the combination of steady demand, accessible rents, and newer construction underpins a resilient, income-focused thesis with selective value-add potential.
- Newer 2005 construction versus older local stock supports competitive positioning and moderated near-term capex
- High neighborhood occupancy supports lease-up and retention, aiding cash flow resilience
- Manageable rent-to-income dynamics indicate affordability headroom and potential for disciplined revenue management
- Commutable access to regional employers broadens the tenant base despite a modest local renter concentration
- Risks: limited amenity density and below-average school ratings may cap rent growth and influence leasing velocity