| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Good |
| Demographics | 41st | Fair |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 400 Circle Dr, Sidney, NY, 13838, US |
| Region / Metro | Sidney |
| Year of Construction | 2000 |
| Units | 24 |
| Transaction Date | 1999-12-02 |
| Transaction Price | $80,000 |
| Buyer | SIDNEY COMMUNITY APTS LP |
| Seller | GREATER SIDNEY DEVELOPMEN T CORPORATION |
400 Circle Dr, Sidney NY Multifamily Investment
Neighborhood fundamentals point to steady renter demand and practical operations, according to WDSuite’s CRE market data, with the area’s renter concentration and amenity access supporting leasing durability.
The property sits in an Inner Suburb neighborhood that ranks 2 out of 47 metro neighborhoods with an A+ neighborhood rating, placing it firmly in the top quartile nationally for overall quality. For investors, this signals a location with competitive fundamentals relative to the wider metro.
Amenity access is a local strength: neighborhood measures for restaurants, cafes, parks, and grocery stores rank at or near the top among 47 metro neighborhoods, supporting daily convenience and reducing friction for leasing. These attributes can help widen the tenant pool and support retention.
Renter-occupied housing units account for a meaningful share of the area’s housing stock (42.9% renter concentration at the neighborhood level), indicating a defined tenant base for small multifamily assets. Median contract rents in the neighborhood sit below national norms, which can aid lease-up and limit turnover risk, though it may moderate near-term rent growth.
The average home value in the neighborhood is lower than national norms, suggesting a more accessible ownership market that can compete with rentals at the margin. That said, the rent-to-income profile indicates manageable monthly rent burdens for many households, which can support pricing discipline and lease retention for professionally managed properties.
The property’s construction year is 2000, newer than the neighborhood’s average construction vintage (1934). This comparatively newer asset positioning can reduce immediate capital expenditure pressure versus older stock, while still warranting targeted system updates and light renovations to remain competitive against refreshed comparables.
Comparable safety benchmarking at the neighborhood level is important for underwriting, but specific crime ranks or percentiles are not available in the provided dataset. Investors typically compare neighborhood trends against county and metro baselines to contextualize leasing risk, tenant retention, and insurance planning.
Given the strong overall neighborhood ranking within the metro, the area’s broader quality indicators are constructive; however, prudent diligence should include recent public safety trend reviews and property-level security measures to align with resident expectations and lender requirements.
Regional employers contribute to a diversified workforce draw that can support renter retention. Notable nearby corporate presence includes the following within commuting distance.
- Frontier Communications — telecommunications corporate offices (26.8 miles)
This 24-unit asset benefits from a top-ranked neighborhood within the metro, strong amenity access, and a defined renter base that supports leasing stability. Based on CRE market data from WDSuite, neighborhood occupancy and rent levels suggest a pragmatic operating profile where affordability can aid retention, even if headline rent growth is moderate relative to higher-cost metros.
Built in 2000, the property is materially newer than much of the surrounding housing stock, implying lower near-term capital needs versus older comparables, with selective updates likely sufficient for positioning. The local ownership cost environment is relatively accessible, which may create some competition with entry-level ownership; underwriting should emphasize unit finishes, management quality, and service convenience to sustain pricing power.
- Top-tier metro neighborhood ranking supports tenant demand and leasing durability
- Newer 2000 vintage versus local average suggests moderated near-term capex with targeted upgrades
- Amenity-rich area (food, parks, groceries) enhances day-to-day livability and retention
- Affordability profile can support occupancy and renewal rates, though rent growth may be measured
- Risk: more accessible ownership options can compete at the margin; focus on operations and finishes to maintain pricing