| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Best |
| Demographics | 65th | Best |
| Amenities | 16th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Sherman Dr, Arcade, NY, 14009, US |
| Region / Metro | Arcade |
| Year of Construction | 1993 |
| Units | 25 |
| Transaction Date | 2019-06-18 |
| Transaction Price | $83,000 |
| Buyer | PROVIDENCE WNY HSNG DEV |
| Seller | ARCADE MANOR LP |
100 Sherman Dr, Arcade NY Multifamily Investment
Neighborhood occupancy has been strong and stable, supporting consistent leasing conditions for smaller assets in rural Wyoming County, according to WDSuite’s CRE market data. The area’s renter demand is steady, with affordability metrics suggesting room for disciplined value-add without overextending residents.
Arcade is a rural neighborhood with an A+ rating and ranks 1st out of 30 neighborhoods in the Wyoming County metro area, indicating strong fundamentals compared with local peers. Neighborhood occupancy is high and competitive nationally, which supports lease stability for workforce-oriented multifamily.
Livability is driven more by day-to-day essentials than dense retail. Childcare access sits around the middle of national peers, while retail, cafes, groceries, parks, and pharmacies are sparse—typical for rural settings. For investors, this points to a car-dependent renter base and resident retention tied to employment access and on-site convenience rather than walkable amenities.
The housing stock in the surrounding area skews older, with many buildings predating modern systems. A 1993 vintage at 100 Sherman Dr is newer than much of the local inventory, which can enhance competitive positioning versus older stock while still warranting selective system updates or modernization to meet current renter expectations.
Within a 3-mile radius, population and household measures have grown over the past five years, supporting a larger tenant base and occupancy stability. Renter-occupied housing accounts for a modest share of units locally, suggesting a smaller but consistent renter pool; this dynamic favors steady leasing when paired with pragmatic pricing and on-site management. Home values are moderate for the region and rent-to-income levels indicate limited affordability pressure, helping retention and measured rent steps where renovations create real value. These dynamics align with recent commercial real estate analysis from WDSuite that highlights stable demand drivers in comparable rural submarkets.
Neighborhood-level crime metrics were not available in WDSuite for this location. Investors typically contextualize safety by reviewing multi-year local reports, speaking with property management about incident trends, and comparing outcomes to nearby rural communities in Wyoming County rather than relying on block-level snapshots. Site-level lighting, access control, and resident screening remain practical levers for risk management.
Regional employment is anchored by healthcare, logistics, life sciences, and financial services within commuting range—supporting renter demand through diverse, year-round jobs. The following nearby employers illustrate the commuter shed relevant to resident retention and leasing.
- McKesson — healthcare distribution (27.0 miles)
- M&T Bank Corp. — financial services (33.9 miles) — HQ
- FedEx Trade Networks — logistics (37.1 miles)
- UnitedHealth Group — healthcare services (39.1 miles)
- Thermo Fisher Scientific — life sciences (43.9 miles)
100 Sherman Dr brings a 1993-vintage, 25-unit asset to a rural neighborhood where occupancy has remained elevated relative to national benchmarks, supporting stable leasing and cash flow durability. Newer construction than much of the local housing stock positions the property competitively versus older alternatives, while a measured value-add program can target interiors, common areas, and select systems without overcapitalizing.
Renter demand is underpinned by a growing 3-mile population base and moderate home values that keep many households engaged with multifamily options. Low rent-to-income levels suggest manageable affordability pressure—supporting retention and disciplined rent steps where renovations create clear improvements—while, according to CRE market data from WDSuite, neighborhood-level occupancy trends remain constructive.
- High neighborhood occupancy supports leasing stability and cash flow consistency.
- 1993 vintage is competitive versus older local stock, with targeted modernization upside.
- Growing 3-mile population and steady renter base support long-term demand and retention.
- Moderate ownership costs and low rent-to-income levels aid pricing power with prudent value-add.
- Risks: rural amenity scarcity and commute dependence require strong on-site management and asset-specific marketing.