| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Fair |
| Demographics | 36th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 59 Sawyer Ave, Malone, NY, 12953, US |
| Region / Metro | Malone |
| Year of Construction | 1982 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
59 Sawyer Ave, Malone NY — 1982 Multifamily Value-Add
Neighborhood data indicates a higher share of renter-occupied units that supports a stable tenant base, according to WDSuite’s CRE market data, while current occupancy trends suggest disciplined lease management will matter for performance.
This suburban Malone neighborhood rates A and is ranked 5th among 35 metro neighborhoods — above the metro median — reflecting solid local fundamentals. Convenience is supported by strong pharmacy and park access (both near the top of the metro) and steady grocery presence, while cafes are sparse and restaurants are moderate. For investors, this mix points to day-to-day livability with limited lifestyle retail concentration.
Renter-occupied share is elevated for the neighborhood (ranked 6th of 35 and in the top quartile nationally), indicating depth in the tenant base and supporting demand for multifamily units. Neighborhood occupancy is above the metro median but sits below national norms, suggesting leasing stability can be achieved with attentive marketing and retention strategies rather than outsized concessions.
Within a 3-mile radius, households have increased modestly even as population has edged down, signaling smaller household sizes and a renter pool that may tilt toward smaller units. Median contract rents in the neighborhood benchmark on the lower side and the rent-to-income ratio tracks favorably, which can support retention and steady renewal velocity; however, it may temper near-term pricing power. Elevated home values are not a local driver here; ownership costs are comparatively accessible, which can introduce some competition with for-sale options and reinforces the need for property-level differentiation.
Average school ratings in the neighborhood sit well below national norms, which can be a consideration for family-oriented demand. On balance, access to parks, pharmacies, and groceries aligns with workforce housing needs, while the renter concentration provides depth for occupancy. Vintage context matters: with a 1982 construction year, the property is newer than much of the area’s early-20th-century housing stock, offering a relative competitive edge versus older inventory, though selective modernization can further strengthen positioning.
Neighborhood-level crime metrics are not available for this area in WDSuite at this time. Investors commonly benchmark safety using county or municipal trend data and on-the-ground diligence to understand block-to-block variance and incorporate appropriate security, lighting, and resident-engagement practices into operations.
This 50-unit, 1982-vintage asset offers relative competitiveness against older neighborhood stock and taps into a renter base that ranks above the metro median, supporting occupancy durability. According to CRE market data from WDSuite, neighborhood occupancy trends and favorable rent-to-income positioning point to retention advantages, while the accessible ownership market underscores the importance of operational differentiation and value-add execution.
Household counts within 3 miles have grown even as population has softened, indicating smaller households and a steady inflow of renters seeking attainable options. Targeted upgrades, curb appeal, and systems modernization can capture value-add upside while maintaining affordability that supports leasing stability.
- 1982 vintage is newer than much of the area’s housing, enabling a competitive edge with targeted modernization.
- Elevated neighborhood renter-occupied share supports tenant base depth and occupancy stability.
- Favorable rent-to-income dynamics aid renewal retention and steady leasing.
- Livability anchored by parks, pharmacies, and groceries aligns with workforce housing demand.
- Risks: below-national occupancy norms, very low school ratings, and some competition from accessible ownership require disciplined operations and clear value proposition.