| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Best |
| Demographics | 47th | Fair |
| Amenities | 37th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 297 Linwood Ave, Warsaw, NY, 14569, US |
| Region / Metro | Warsaw |
| Year of Construction | 2005 |
| Units | 24 |
| Transaction Date | 2005-05-06 |
| Transaction Price | $110,000 |
| Buyer | PINE WOOD ASSOCIATES LP |
| Seller | DRAGANI MARIO G |
297 Linwood Ave, Warsaw NY Multifamily Investment
Newer 2005 vintage relative to local housing stock positions this asset competitively for tenant appeal and maintenance planning, according to WDSuite’s CRE market data. Neighborhood renter concentration supports demand depth, while investors should underwrite conservatively given softer local occupancy trends.
The property sits in a rural neighborhood of Warsaw within Wyoming County, offering a quieter setting with everyday conveniences rather than dense urban amenities. Neighborhood quality is strong, with an A+ rating and a rank of 2 out of 30 neighborhoods in the metro—top quartile among 30 metro neighborhoods—suggesting solid livability fundamentals for long-term holding periods.
Local retail and services are limited compared with urban cores, but pharmacy access ranks in a higher national percentile, indicating basic health and wellness needs are relatively well served. School quality averages near the mid-range (3.0 out of 5), which can support family-oriented renter segments without commanding premium school-driven pricing.
On housing dynamics, the neighborhood’s renter-occupied share is comparatively high (above the national median by percentile), which points to a meaningful tenant base for multifamily operators. At the same time, the neighborhood occupancy rate has trended softer in recent years, so lease-up and renewal assumptions should reflect a competitive landscape and place emphasis on retention and unit turn efficiency.
Demographic indicators aggregated within a 3-mile radius point to modest population growth and slightly larger household sizes over the past five years. For investors, this supports a stable to expanding pool of prospective renters even as absolute scale remains smaller than major metros.
Ownership economics indicate elevated value-to-income ratios versus national norms (top decile by percentile), a high-cost ownership market context that can reinforce renter reliance on multifamily housing and aid pricing power when paired with prudent lease management. Conversely, rent-to-income metrics suggest some affordability pressure, so operators should calibrate renewals and amenities to support retention.
Comparable crime statistics at the neighborhood level are not available in WDSuite for this area. Investors commonly benchmark safety perceptions using county and town trends, property-level incident histories, and observable conditions, and then align operating plans (lighting, access control, and community standards) to support resident comfort and retention.
Regional employment is diversified across corporate offices within commuting range, supporting workforce housing demand and lease stability for residents with varied service and professional roles. Nearby employers include McKesson, Dish Network, Wesco Distribution, Constellation Brands, Inc., and M&T Bank Corp.
- McKesson — corporate offices (31.0 miles)
- Dish Network — corporate offices (32.2 miles)
- Wesco Distribution — corporate offices (38.1 miles)
- Constellation Brands, Inc. — corporate offices (38.4 miles)
- M&T Bank Corp. — corporate offices (38.7 miles) — HQ
Built in 2005, this 24-unit asset is materially newer than the neighborhood’s older housing stock, providing competitive positioning on design and systems while still warranting prudent capital planning for mid-life replacements. The surrounding area shows a comparatively high share of renter-occupied units and modest 3-mile population growth, supporting a durable tenant base. According to CRE market data from WDSuite, neighborhood occupancy has been softer, so underwriting should prioritize retention, turn efficiency, and concessions discipline.
Market context favors rentals: elevated ownership value-to-income ratios (high national percentile) reinforce reliance on multifamily housing, which can aid pricing power when affordability is managed carefully. Operators who pair thoughtful amenity programming with disciplined lease management can leverage the area’s renter demand while navigating a more competitive occupancy environment.
- 2005 vintage offers competitive positioning versus older local stock, with manageable medium-term capex planning.
- Renter-occupied share above national median supports depth of tenant demand and leasing velocity.
- Elevated ownership value-to-income ratios bolster sustained rental reliance and potential pricing power.
- Risk: neighborhood occupancy trends are softer; focus on renewals, marketing efficiency, and turn times.