| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 20th | Poor |
| Demographics | 54th | Good |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18 Gary St, Windsor, NY, 13865, US |
| Region / Metro | Windsor |
| Year of Construction | 1973 |
| Units | 34 |
| Transaction Date | 1997-02-24 |
| Transaction Price | $350,000 |
| Buyer | MAT PROPERTIES INC |
| Seller | LYONS MARTHA A |
18 Gary St, Windsor NY Multifamily Investment
Renter demand is underpinned by a high-performing school district and relatively low rent-to-income pressure in the surrounding neighborhood, according to WDSuite’s CRE market data. For investors, this points to potential lease stability even as the submarket remains more rural and amenity-light.
Located in Windsor within the Binghamton, NY metro, the property sits in a Rural neighborhood that rates a B overall. The area’s amenity access is mixed: cafes per square mile are competitive among Binghamton neighborhoods (ranked 13 out of 111), while parks and pharmacies are limited within the immediate neighborhood. For investors, this suggests residents may rely on nearby towns for certain services, with day-to-day conveniences present but not dense.
Neighborhood schools stand out: the average school rating is among the strongest in the metro (ranked 1 out of 111) and places the area in the top quartile nationally. Strong schools can support family-oriented renter demand and renewal propensity, a positive indicator for occupancy stability.
Occupancy at the neighborhood level trends below the metro median (ranked 89 out of 111), so lease-up and retention may require active management and competitive positioning. At the same time, the neighborhood’s rent-to-income ratio sits in a high national percentile, indicating relatively low affordability pressure on renters — a factor that can aid collections and limit turnover.
Within a 3-mile radius, recent population and household growth point to a larger tenant base over time, and WDSuite’s commercial real estate analysis indicates forecast gains ahead. A lower median home value locally signals a more accessible ownership market, which can introduce competition for some renter cohorts; however, sustained renter-occupied share in the vicinity suggests a stable base of households that rely on multifamily options.
The property’s 1973 construction is newer than the neighborhood’s older average housing stock (mid-20th century). Investors should plan for ongoing systems upgrades typical of this vintage while also considering value-add potential to differentiate from even older comparables.
Neighborhood-level crime metrics are not available in the current WDSuite dataset for this area. Investors should evaluate safety through multiple lenses — regional trend reports, local law enforcement briefings, and on-the-ground observations — and compare against relevant Binghamton metro benchmarks for proper context.
Regional employment access is primarily oriented to larger hubs in the Binghamton area, supporting commuter-based renter demand rather than walk-to-work dynamics. Notable nearby employer include:
- Frontier Communications — telecommunications offices (42.1 miles)
This 34-unit 1973 asset offers an approachable basis relative to the area’s older housing stock, with value-add potential through modernization and amenity upgrades. Neighborhood schools rank at the top of the Binghamton metro and in the top quartile nationally, which can support renewal propensity among family renters. While neighborhood occupancy runs below the metro median, renters show relatively low rent-to-income pressure, which can aid collections and help stabilize tenancy through cycles, based on CRE market data from WDSuite.
Within a 3-mile radius, recent population and household growth indicates a gradually expanding renter pool, with forecasts pointing to continued gains. Given the rural setting and thinner amenity base, execution will hinge on targeted leasing, competitive finishes, and operational discipline to capture durable demand.
- School district strength supports family renter retention and lease stability.
- 1973 vintage presents value-add upside versus older neighborhood stock.
- Lower renter affordability pressure can support pricing power and collections.
- Demand outlook supported by 3-mile population and household growth.
- Risks: below-metro neighborhood occupancy, rural amenity depth, and commuter-oriented employment base.