| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Best |
| Demographics | 47th | Fair |
| Amenities | 37th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 111 Linwood Ave, Warsaw, NY, 14569, US |
| Region / Metro | Warsaw |
| Year of Construction | 1990 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
111 Linwood Ave Warsaw Multifamily Investment Opportunity
Newer relative vintage and a high-cost ownership landscape in Wyoming County point to durable renter demand, according to WDSuite’s CRE market data. Expect steady workforce appeal, with leasing strategy informed by neighborhood occupancy dynamics.
Located in a rural pocket of Warsaw, the neighborhood ranks 2 out of 30 metro neighborhoods, making it competitive among Wyoming County neighborhoods. Schools trend above the national median (average rating 3.0 out of five), and pharmacies are comparatively accessible (above the national median by percentile), while cafes, parks, and childcare are limited — a typical pattern for low-density areas.
Renter demand is supported by a high value-to-income ratio (93rd national percentile), indicating a high-cost ownership market that can sustain reliance on rental housing and help pricing power. Neighborhood contract rents have increased meaningfully over five years, but the rent-to-income ratio of 0.37 suggests some affordability pressure to monitor for lease retention and renewal management.
Occupancy across the neighborhood is reported at 83.1% with a five-year softening, so underwriting should emphasize leasing velocity and tenant retention rather than aggressive vacancy assumptions. The share of housing units that are renter-occupied is 33.7%, indicating a moderate renter concentration that supports a stable tenant base for workforce-oriented product.
Demographic statistics aggregated within a 3-mile radius indicate modest population growth over five years and slightly larger household sizes (top quartile nationally by percentile). These trends typically expand the renter pool over time and can support occupancy stability, particularly for practical unit mixes and community amenities. The property’s 1990 construction is newer than the neighborhood’s older average vintage (1942), which can be competitively positioned versus legacy stock, though planning for system updates and modernization remains prudent.
Neighborhood-level crime data is not available in this dataset. Investors typically benchmark safety using broader county or regional trends and property-level incident history to assess tenant retention and operating risk. Where possible, pair third-party crime trend data with on-the-ground diligence to contextualize leasing and insurance assumptions.
Regional corporate offices within commuting range help diversify employment options for renters, supporting retention and day-to-day leasing. Key nearby employers include McKesson, Dish Network, Wesco Distribution, Constellation Brands, Inc., and M&T Bank Corp.
- McKesson — healthcare distribution (31.1 miles)
- Dish Network — telecommunications (32.5 miles)
- Wesco Distribution — industrial distribution (38.5 miles)
- Constellation Brands, Inc. — beverage alcohol (38.7 miles)
- M&T Bank Corp. — banking (38.8 miles) — HQ
111 Linwood Ave offers scale for its submarket and a 1990 vintage that is newer than much of the surrounding housing stock, positioning it competitively against older properties while still allowing for targeted value-add through system upgrades and modernization. The neighborhood shows a high value-to-income ratio nationally, which points to a high-cost ownership environment that can reinforce renter reliance on multifamily housing and support pricing power when paired with prudent lease management.
Neighborhood occupancy has softened to the low-80s, so underwriting should emphasize operational execution and tenant retention. At the same time, modest population growth within a 3-mile radius and a moderate renter-occupied share suggest a durable tenant base. According to CRE market data from WDSuite, rents have risen meaningfully over the last five years; balancing this with the current rent-to-income ratio argues for measured renewal strategies to sustain occupancy and minimize turnover.
- 1990 vintage offers competitive positioning versus older neighborhood stock with targeted renovation upside
- High-cost ownership market supports renter reliance and potential pricing power
- Modest 3-mile population growth and moderate renter concentration support demand depth
- Evidence of five-year rent gains, with opportunity for disciplined renewal management
- Risk: neighborhood occupancy softness and rent-to-income pressure require conservative leasing and retention assumptions