| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Good |
| Demographics | 58th | Best |
| Amenities | 11th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 39 Park Rd W, Castile, NY, 14427, US |
| Region / Metro | Castile |
| Year of Construction | 1987 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
39 Park Rd W Castile Multifamily Investment
Rural location with above-median neighborhood occupancy suggests steady renter demand, according to CRE market data from WDSuite. Low rent-to-income metrics indicate supportive retention dynamics, with lease-up pacing more reliant on local employment and lifestyle drivers than amenity density.
This rural neighborhood in Castile shows stable fundamentals for small-scale multifamily: neighborhood occupancy is 93.9% and ranks above the metro median (12th among 30 metro neighborhoods), based on WDSuite’s CRE market data. These figures describe the surrounding neighborhood, not this property’s current occupancy.
Renter concentration is modest with 24.8% of housing units renter-occupied, implying a thinner but durable tenant base that can support smaller properties. In a high-cost ownership market, renters often lean on apartments; here, more accessible ownership means some competition with for-sale housing, so underwriting should emphasize retention and value positioning.
Amenities are sparse and car-oriented, consistent with a rural setting. Cafes, parks, childcare, and pharmacies are limited within the neighborhood, while grocery and restaurant options exist at low density. School ratings sit roughly in the top third nationally, which can aid longer-term household stability even if daily convenience is lower than urban submarkets.
Within a 3-mile radius, population indicators point to a growing resident base alongside smaller average household sizes. For investors, that mix supports demand for compact units and steady occupancy, aligning with multifamily property research that ties household right-sizing to sustained renter pools in non-urban locations.
Neighborhood-level crime estimates are not available in WDSuite for this location, so investors should benchmark conditions against county and regional trends and incorporate property-level history and management practices. Use a comparative approach rather than block-specific conclusions, and validate with local agencies and insurer guidance during diligence.
Regional corporate offices within commuting range help anchor employment and can support renter demand and retention for workforce-oriented units. Notable nearby employers include Dish Network, McKesson, Constellation Brands, and Wesco Distribution.
- Dish Network — corporate offices (35.4 miles)
- McKesson — corporate offices (37.5 miles)
- Constellation Brands — corporate offices (41.2 miles) — HQ
- Constellation Brands, Inc. — corporate offices (42.2 miles)
- Wesco Distribution — corporate offices (42.6 miles)
Built in 1987, this 26-unit asset is newer than much of the surrounding housing stock, which skews older. That positioning can reduce near-term capital exposure while leaving room for targeted modernization to enhance competitiveness against older rentals and attainable for-sale options. Neighborhood occupancy is above the metro median, and low rent-to-income levels point to manageable affordability pressure that can support retention and stable cash flow.
Within a 3-mile radius, population growth alongside smaller average household sizes expands the renter pool for compact floor plans, reinforcing demand for the property’s smaller average unit size. According to commercial real estate analysis from WDSuite, limited amenity density is typical for rural submarkets, so leasing performance tends to track employment access and value, not walkability—an underwriting consideration rather than a structural weakness.
- Above-median neighborhood occupancy supports baseline stability versus metro peers.
- 1987 vintage offers lighter capex profile with selective value-add upside.
- Low rent-to-income dynamics favor retention and manageable lease management.
- 3-mile household right-sizing and population growth support demand for smaller units.
- Risk: rural amenity depth and accessible ownership can compete with rentals—position on value and convenience.