| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Best |
| Demographics | 49th | Good |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 469 Glendale Dr, Endicott, NY, 13760, US |
| Region / Metro | Endicott |
| Year of Construction | 1988 |
| Units | 33 |
| Transaction Date | 2015-12-10 |
| Transaction Price | $1,176,000 |
| Buyer | YORKTOWNE APARTMENTS #11 LLC |
| Seller | WEDGEWOOD PARK ASSOCIATES |
469 Glendale Dr Endicott NY Multifamily Investment
Neighborhood occupancy trends are strong and stable, with rates in the top quartile nationally according to WDSuite’s CRE market data, supporting consistent leasing for a 33-unit asset built in 1988.
Endicott’s suburban setting offers steady renter demand fundamentals and practical access to daily needs. Neighborhood occupancy is competitive among Binghamton neighborhoods (26 of 111) and in the top quartile nationally by percentile, signaling resilience through cycles rather than short-term volatility. Median rents and a rent-to-income profile near midrange suggest manageable affordability pressure, which can support retention and limit turnover risk.
Within a 3-mile radius, population and household counts have expanded in recent years, with forward-looking projections indicating additional household growth that points to a larger tenant base. This trajectory indicates a renter pool expansion rather than transient spikes, an important backdrop for underwriting stabilized occupancy and measured rent growth.
Tenure patterns show a meaningful share of renter-occupied housing at the neighborhood level, indicating depth for multifamily demand without overreliance on any one cohort. Home values in this part of Broome County trend lower relative to national benchmarks, which can create some competition from ownership options; however, the combination of steady occupancy and moderate rent levels supports leasing stability for professionally managed assets.
Amenity density is modest: groceries and pharmacies are present, while parks, cafes, and restaurants are thinner locally. Average school ratings are on the lower side, which may reduce appeal for some family renters; operators typically address this by focusing on workforce-oriented positioning and emphasizing convenience and value. These local dynamics, paired with consistent occupancy, frame an approachable, operations-focused investment story grounded in commercial real estate analysis and neighborhood-level data from WDSuite.
Comparable safety benchmarks specific to this neighborhood are not available in WDSuite’s dataset for the current release. Investors typically evaluate safety by triangulating management feedback, local comparables, and broader Binghamton-area trends, noting that conclusions can vary block-to-block and over time. Where possible, pair onsite observations with regional metrics to maintain conservative underwriting assumptions.
WDSuite does not surface verified nearby corporate offices with distance data for this address in the current release, so employer bullets are omitted. Investors may consider regional healthcare, education, and light manufacturing as typical demand drivers in the Binghamton area when assessing commute patterns and tenant retention.
Built in 1988, the property is newer than much of the surrounding housing stock, providing a relative competitive edge versus older assets while still allowing scope for targeted system upgrades and common-area refreshes. Occupancy in the neighborhood sits in the top quartile nationally and is competitive within the Binghamton metro, a backdrop that supports pricing discipline and reduces lease-up risk, according to CRE market data from WDSuite. Within a 3-mile radius, both historical and projected increases in households point to a larger tenant base over time, reinforcing demand for well-managed, mid-scale communities.
Local ownership costs are comparatively accessible versus national norms, which can introduce some competition from entry-level ownership; however, moderate rents and a balanced renter-occupied share underpin demand for professionally managed units. Amenity density is lean and school ratings are lower, so the thesis favors operations and value-oriented positioning over amenity-led premiums.
- 1988 vintage offers competitive positioning versus older stock, with room for selective renovations.
- Neighborhood occupancy is strong (top quartile nationally), supporting leasing stability and retention.
- 3-mile trends show growth in households, indicating a gradually expanding renter pool.
- Moderate rent levels and midrange rent-to-income dynamics support measured pricing without overextending tenants.
- Risks: lean amenity density and below-average school ratings may cap premium positioning; accessible ownership options can compete with rentals.