| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Good |
| Demographics | 37th | Poor |
| Amenities | 29th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 57 Sokol Dr, Attica, NY, 14011, US |
| Region / Metro | Attica |
| Year of Construction | 2011 |
| Units | 32 |
| Transaction Date | 2010-08-26 |
| Transaction Price | $80,000 |
| Buyer | EMERLING ROY |
| Seller | KELKENBERG CHARLES |
57 Sokol Dr Attica NY Multifamily Investment
Neighborhood-level occupancy is reported at roughly mid-90s, indicating stable renter demand in this part of Wyoming County, according to WDSuite s CRE market data. Insights below reflect neighborhood patterns rather than property-level performance.
The property s 2011 vintage is materially newer than much of the surrounding housing stock (neighborhood average vintage skews early 20th century), which typically improves competitive positioning against older rentals and can temper near-term capital planning needs; select systems may still warrant modernization over the hold.
WDSuite rates the neighborhood "A" with a rank of 5 among 30 metro neighborhoods, placing it above the metro median and suggesting balanced fundamentals for a suburban setting. Reported neighborhood occupancy of about 94.7% is competitive among Wyoming County neighborhoods and sits in the upper national percentiles, a constructive backdrop for lease stability.
Everyday conveniences are present but limited: cafes rank at the top locally (1 of 30; top quartile nationally), and grocery access is near the front of the pack (2 of 30; around mid-pack nationally). Parks, pharmacies, and childcare options rank at the bottom of the metro, which may matter for family-oriented renters but is less critical for smaller-household segments.
Tenure patterns indicate a renter-occupied share around 42% and rank in the top quartile among 30 metro neighborhoods, supporting depth in the tenant base for multifamily. The average household size is small (about 1.9), aligning with demand for efficient floor plans a potential fit with this asset s smaller average unit size. Neighborhood home values trend on the lower side for the region, which can introduce some competition from entry-level ownership; operators should manage pricing and retention accordingly while leveraging the convenience and flexibility of rental living.
Neighborhood-level safety metrics are not available in WDSuite s dataset for this location. In the absence of ranked or percentile data, investors often contextualize conditions using county and municipal trend reports and insurer or lender benchmarks to inform risk-adjusted underwriting.
As with any market, on-the-ground diligence including discussions with nearby operators and public-agency sources helps gauge trends over time rather than relying on single-point observations.
Regional employment is diversified across healthcare, financial services, logistics, and technology, supporting commuter demand for workforce housing. Notable nearby employers include McKesson, M&T Bank Corp., UnitedHealth Group, FedEx Trade Networks, and Dish Network.
- McKesson healthcare distribution (22.5 miles)
- M&T Bank Corp. banking & financial services (29.7 miles) HQ
- UnitedHealth Group healthcare services (30.3 miles)
- FedEx Trade Networks logistics & trade services (31.4 miles)
- Dish Network telecommunications (34.9 miles)
Built in 2011 with 32 units averaging about 450 square feet, the property can compete well against older neighborhood stock while catering to smaller households. Based on CRE market data from WDSuite, neighborhood occupancy trends in the mid-90s and a renter-occupied share in the top quartile locally point to a stable tenant base. Smaller-format units, paired with the area s lower ownership costs, suggest a value-oriented renter pool where leasing velocity and retention hinge on pragmatic pricing and consistent operations.
The suburban location offers basic daily needs notably grocery and cafe access that rank near the front of the metro though limited parks, pharmacies, and childcare nearby may narrow appeal for larger households. With home values on the lower side, ownership can compete at the margin; operators should emphasize convenience, maintenance responsiveness, and predictable living costs to sustain occupancy.
- 2011 construction offers a competitive edge versus older local stock, with targeted system updates over time.
- Neighborhood occupancy around the mid-90s supports leasing stability and income durability.
- Smaller unit mix aligns with the area s smaller household sizes and value-seeking renters.
- Daily conveniences (grocery, cafes) rank near the top locally, aiding resident retention.
- Risk: more accessible home values can create competition with entry-level ownership; pricing discipline and resident experience are key.