| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Best |
| Demographics | 62nd | Best |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 211 North St, Horseheads, NY, 14845, US |
| Region / Metro | Horseheads |
| Year of Construction | 1991 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
211 North St, Horseheads NY Multifamily Investment
Neighborhood occupancy has been resilient and compares favorably at the metro and national level, according to WDSuite’s CRE market data, supporting stable tenant retention in a smaller upstate New York market.
Set within the Elmira, NY metro, the neighborhood around 211 North St rates A and is ranked 4th among 39 metro neighborhoods, placing it above the metro median and top quartile nationally for several fundamentals. Local schools average roughly mid-3 out of five and rank 1st of 39, indicating competitive school quality versus the metro and a solid signal for family-oriented renters.
Occupancy in the neighborhood is high and top quartile nationally (ranked 3 of 39), a dynamic that typically supports leasing stability and limits downtime. Neighborhood-level NOI per unit also ranks 1 of 39 and sits around the 70th percentile nationally, suggesting income performance that has historically compared well to peers; investors should still underwrite to property-specific operations rather than relying on submarket averages.
Tenure patterns indicate a moderate renter base. Within the neighborhood, the share of renter-occupied housing is mid-range versus national norms, implying stable but not oversaturated multifamily demand. Looking at demographics aggregated within a 3-mile radius, household counts have increased recently and are projected to expand further alongside smaller average household sizes, which tends to broaden the renter pool and support occupancy. Population is projected to grow over the next five years, pointing to a larger tenant base even as household composition shifts.
Livability signals are mixed. Restaurants per square mile are competitive for the area, and pharmacies are abundant (ranked 1 of 39 and high nationally), but cafes, groceries, and parks are limited locally, so convenience is more auto-oriented than walkable. Home values in the neighborhood are lower relative to national levels, and rent-to-income ratios sit on the conservative side, which can support retention but may temper pricing power; underwriting should assume steady demand with measured rent growth rather than outsized gains.
Vintage positioning: The property’s 1991 construction is newer than the area’s older housing stock (average vintage 1951). This typically enhances competitive positioning versus prewar and mid-century product, though investors should plan for age-related system updates and selective modernization to protect rentability and reduce near-term capex surprises.
Safety indicators compare favorably in a metro and national context. The neighborhood’s overall crime ranking sits 4th out of 39 metro neighborhoods, and national percentiles indicate it is safer than a large share of neighborhoods nationwide. Property-related incidents are low by national comparison (high national percentile) with notable recent improvement, which supports perception and leasing stability.
That said, trend data show some volatility in violent-offense measures year over year despite a strong national percentile for current levels. Investors should evaluate recent police reports and insurer guidance to confirm whether the uptick is transient or part of a longer pattern, and calibrate security measures accordingly.
Nearby employment anchors help sustain renter demand via commutable access to advanced manufacturing and corporate functions. The list below highlights the most relevant employer within a practical driving radius.
- Corning — advanced materials & corporate HQ (12.1 miles) — HQ
This 24-unit, 1991-vintage asset benefits from a neighborhood that ranks near the top of the Elmira metro on occupancy and school quality, supporting stable cash flow potential relative to local peers. The property’s newer vintage versus the area’s older stock should aid leasing competitiveness; targeted system upgrades and light modernization can further strengthen positioning and reduce future capex risk. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends are top quartile nationally, reinforcing a case for steady operations rather than volatile swings.
Investor considerations include a moderate renter-occupied share locally, auto-oriented amenities with limited walkable retail, and ownership costs that are comparatively accessible, which can introduce competition from for-sale housing. Demographics within a 3-mile radius point to a growing household base and smaller household sizes over the next five years, which generally expands the renter pool and supports occupancy stability.
- High neighborhood occupancy and competitive school rankings support retention and lease stability.
- 1991 construction is newer than local averages, offering competitive positioning with targeted modernization upside.
- Demographic outlook (3-mile radius) points to household growth and a broader renter pool over the next five years.
- Conservative rent-to-income dynamics suggest manageable affordability pressure and support for renewal rates.
- Risks: limited walkable amenities, comparatively accessible homeownership alternatives, and recent volatility in violent-offense trends.