| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 27th | Fair |
| Demographics | 49th | Good |
| Amenities | 34th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 50 Oak St, Warsaw, NY, 14569, US |
| Region / Metro | Warsaw |
| Year of Construction | 1974 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
50 Oak St, Warsaw NY Multifamily Opportunity
Neighborhood occupancy near 90% and very low rent-to-income suggest resilient leasing with some pricing power, according to WDSuite’s CRE market data.
The property sits in an A-rated, rural neighborhood that is competitive among Wyoming County’s 30 neighborhoods (ranked 3rd of 30), indicating comparatively strong local fundamentals within the metro. Restaurant and grocery access score well inside the county, supporting day-to-day livability for residents and reinforcing renter demand.
Neighborhood occupancy is 90.2%, with some softening over the past five years. About one-third of housing units are renter-occupied (33.4%), pointing to a smaller but steady tenant base where leasing is supported by local workforce demand rather than transient turnover.
Rents remain modest in this area, and the rent-to-income ratio is low, which can aid retention and reduce near-term affordability pressure. However, relatively accessible ownership costs (low median home values for the area) may create competition with for-sale housing, which investors should consider when underwriting renewal assumptions and rent positioning.
On amenities, the neighborhood ranks at the top of the metro for childcare and grocery availability, and childcare access sits in the top quartile nationally. Restaurant density is also above the metro median, while café and park access are limited. These mixed amenity signals are typical for rural settings and should be weighed against property-level positioning and target renter profile, based on commercial real estate analysis from WDSuite.
Comparable, neighborhood-level crime data are not available in WDSuite for this location. Investors typically contextualize safety using county resources and trend comparisons to nearby neighborhoods rather than block-level claims, and incorporate feedback from property management and residents when assessing operational risk.
Regional employers within commuting range support a stable renter pool, with proximity to healthcare distribution, communications, banking, and industrial suppliers that can underpin workforce housing demand.
- McKesson — healthcare distribution (30.9 miles)
- Dish Network — communications (33.2 miles)
- M&T Bank Corp. — banking (38.6 miles) — HQ
- Wesco Distribution — industrial distribution (39.1 miles)
- Constellation Brands, Inc. — beverage (39.4 miles)
Built in 1974, this 32-unit asset is newer than much of the surrounding housing stock and can compete well against older inventory, while still warranting selective modernization to meet current renter expectations. Neighborhood occupancy around 90% and a low rent-to-income ratio point to stable collections and room to refine pricing over time without leaning on aggressive lease-ups, according to CRE market data from WDSuite.
At the same time, relatively low home values in the area mean ownership is more accessible than in many metros, which can temper pricing power; underwriting should account for renewal incentives and targeted value-add that improves unit livability. Amenity access is solid for groceries and restaurants within the county, supporting day-to-day convenience, though limited parks and cafés are typical of rural settings and should be reflected in marketing and tenant mix.
- 1974 vintage offers value-add and modernization upside versus older local stock.
- Neighborhood occupancy near 90% supports cash flow durability and lease retention.
- Low rent-to-income indicates manageable affordability pressure and potential pricing headroom.
- Regional employers within commuting distance help sustain a steady renter base.
- Risk: More accessible ownership options may compete with rentals, moderating rent growth.