| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Best |
| Demographics | 43rd | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 127 Prospect St, Auburn, NY, 13021, US |
| Region / Metro | Auburn |
| Year of Construction | 1975 |
| Units | 55 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
127 Prospect St, Auburn NY Multifamily Investment
Neighborhood occupancy is steady and renter demand is broad-based, according to WDSuite’s CRE market data, supporting income stability for a 55-unit asset in an inner-suburban location.
Located in Auburn’s Inner Suburb, the property benefits from practical amenities that support day-to-day living and renter retention. Neighborhood-level data show strong access to groceries, pharmacies, and dining, with cafe and grocery counts ranking competitive among 54 Auburn neighborhoods and national amenity percentiles that are above average; however, park access and formal childcare options are limited, which may shape the resident mix toward households prioritizing convenience retail and services.
For investors, the local occupancy level is competitive among Auburn neighborhoods, while the share of renter-occupied housing is in the top quartile nationally. This points to a deep tenant base and supports leasing velocity. Median contract rents in the neighborhood sit below national midpoints, and the rent-to-income profile indicates manageable affordability pressure, which can aid retention but may moderate near-term pricing power.
Within a 3-mile radius, households have increased while population edged down slightly, implying smaller household sizes and a stable or expanding renter pool. Forward-looking 3-mile projections point to growth in households through 2028, which supports occupancy stability and demand for rental units. Average school ratings in the immediate neighborhood are lower than national norms; investors should consider positioning and amenities that appeal to adult households and renters prioritizing commute and convenience.
Vintage matters: built in 1975, the asset is newer than much of the surrounding housing stock (which skews older), providing relative competitiveness versus pre-war inventory. Targeted system updates and common-area improvements can further differentiate the property while managing long-term capital planning.
Neighborhood-level crime metrics are not available in the provided WDSuite dataset for this area. Investors typically benchmark city and county trend lines, evaluate visibility and site design, and incorporate property-level measures as part of risk management. Comparative due diligence against similar Auburn submarkets can help contextualize security considerations without over-relying on block-level interpretations.
Regional employers within commuting range help underpin renter demand, with manufacturing, payroll services, and life sciences offices providing diversified job bases relevant to workforce and professional tenants.
- WestRock — packaging and paper (18.7 miles)
- ADP Syracuse — payroll & HR services (20.7 miles)
- Thermo Fisher Scientific In Fairport Ny — life sciences offices (43.8 miles)
127 Prospect St offers exposure to a renter-heavy neighborhood with competitive occupancy and everyday amenities that support leasing durability. Median neighborhood rents and a moderate rent-to-income profile suggest balanced affordability, aiding tenant retention while allowing for measured rent optimization over time. According to CRE market data from WDSuite, the area’s renter-occupied share ranks high nationally, reinforcing depth of demand for multifamily product.
The 1975 vintage is newer than much of the surrounding housing stock, offering a relative edge versus older product while still leaving room for targeted capital improvements to enhance positioning. Within a 3-mile radius, the outlook points to continued growth in households, implying a larger tenant base and support for occupancy stability over the medium term. Key underwriting considerations include school quality, limited park access, and potential competition from low-cost ownership options.
- Renter-heavy neighborhood and competitive occupancy support stable leasing
- 1975 construction provides competitive positioning versus older stock, with value-add upside via targeted upgrades
- Amenity access (groceries, pharmacies, dining) aligns with workforce and convenience-oriented demand
- 3-mile household growth outlook supports tenant base expansion and occupancy stability
- Risks: lower school ratings, limited park/childcare access, and competition from relatively accessible ownership