| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Good |
| Demographics | 41st | Fair |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 702 Circle Dr, Sidney, NY, 13838, US |
| Region / Metro | Sidney |
| Year of Construction | 1976 |
| Units | 50 |
| Transaction Date | 2012-09-28 |
| Transaction Price | $879,000 |
| Buyer | STONEHILL APARTMENTS LLC |
| Seller | NY MLS PROP LLC |
702 Circle Dr, Sidney NY Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and everyday amenities within reach, according to WDSuite’s CRE market data. Stable tenant depth should underpin leasing, though performance will hinge on property operations and positioning.
The surrounding neighborhood in Sidney is rated A+ and is competitive among Delaware County neighborhoods (ranked 2 out of 47), based on CRE market data from WDSuite. It functions as an Inner Suburb with daily needs covered by strong amenity density: restaurants, cafes, parks, childcare, and groceries rank at or near the top locally, while pharmacy access lags.
Neighborhood occupancy is cited for the area at 80.3% (neighborhood metric, not the property), ranking 9 of 47 and thus competitive within the county. A renter-occupied share of 42.9% (ranked 2 of 47; high national percentile) indicates a deep tenant base that can support demand for multifamily units and help sustain leasing stability over time.
The property’s 1976 vintage is newer than the neighborhood’s average construction year (1934). For investors, this typically implies fewer immediate structural obsolescence concerns versus older local stock, while still leaving room for value-add through interior modernizations and system upgrades as part of capital planning.
Within a 3-mile radius, income and education indicators trend closer to the lower half nationally, suggesting residents may be price sensitive. Lower home values in the area mean ownership is relatively more accessible, which can introduce competition for some renter cohorts; in this context, unit quality, convenience, and professional management are important levers for retention and pricing discipline.
Neighborhood-level crime data for this area is not available in the provided dataset, so no comparative rank or percentile can be stated. Investors typically benchmark safety by reviewing multi-year trends at the neighborhood and county levels; pairing that with on-site observations and local policing reports can help clarify conditions and their implications for renter retention and leasing.
- Frontier Communications — telecommunications offices (26.8 miles)
Regional employers contribute to the renter pool through commute-driven demand; nearby corporate offices provide additional stability to leasing fundamentals.
This 50-unit asset built in 1976 competes against an older housing base, offering a practical platform for renovation and operational upgrades. The neighborhood shows a high renter-occupied share and competitive local occupancy (neighborhood metrics), signaling depth of tenant demand. According to commercial real estate analysis from WDSuite, strong local amenity access supports day-to-day convenience, while lower home values suggest some competition from ownership, reinforcing the need for disciplined positioning and lease management.
Taken together, the asset’s relative vintage, renter concentration in the area, and serviceable commute reach support a steady demand thesis. Execution should focus on value-add scope calibrated to local incomes, measured rent steps that manage affordability pressure, and marketing that emphasizes convenience and livability to sustain occupancy and retention.
- Renter depth: high neighborhood renter-occupied share underpins the tenant base (area metric).
- Competitive positioning: 1976 vintage is newer than the local average, enabling targeted value-add.
- Daily needs access: strong dining, grocery, and park availability supports leasing appeal.
- Risk: lower home values can compete with rentals—emphasize unit quality and professional management.
- Risk management: price-sensitive households suggest measured rent increases and focused retention efforts.