| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Fair |
| Demographics | 36th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 70 Sawyer Ave, Malone, NY, 12953, US |
| Region / Metro | Malone |
| Year of Construction | 1989 |
| Units | 41 |
| Transaction Date | 2011-10-01 |
| Transaction Price | $971,654 |
| Buyer | NORTH COUNTRY HOUSING REDEVELOPMENT FUND COMP |
| Seller | MALONE HOUSING REDEVELOPM COMPANY LP |
70 Sawyer Ave, Malone NY Multifamily Investment
Renter-occupied housing is meaningful in the neighborhood, supporting a stable tenant base according to WDSuite’s CRE market data. Neighborhood occupancy figures reflect broader local dynamics rather than this property’s performance.
Situated in suburban Malone, the neighborhood rates A (ranked 5th among 35 metro neighborhoods), indicating competitive positioning within the metro. Local amenity access is serviceable: groceries, restaurants, and pharmacies rank above the metro median, while cafes are limited. These factors, based on WDSuite’s CRE market data, suggest everyday convenience that supports renter retention rather than premium rent positioning.
Housing stock here skews older than regional norms (average vintage 1915), which can make 1989 assets relatively competitive versus much older inventory. For investors, this typically translates to fewer immediate structural obsolescence concerns compared with prewar buildings, though system updates and modernization should still be anticipated.
Neighborhood tenure patterns show a relatively high share of renter-occupied units (above the metro median and in the top quartile nationally), which points to a deeper tenant pool and supports leasing stability. Median contract rents sit at the lower end of national ranges, and the neighborhood rent-to-income ratio is moderate, which can reduce affordability pressure and help with lease management.
Within a 3-mile radius, population has edged down while the number of households has increased modestly, indicating smaller household sizes and evolving demographics. This shift typically expands the renter pool and supports occupancy stability even amid flat-to-soft population trends. Median household incomes have trended upward in recent data, bolstering the capacity to sustain market-rate rents. School ratings are weaker relative to national peers, which may limit family-driven demand but is less determinative for workforce-oriented properties.
Home values are comparatively low in the national context, which can create some competition from ownership options. For multifamily investors, this environment emphasizes value positioning and convenience to maintain pricing power and retention rather than premium rent strategies supported by ownership-cost barriers. Investors conducting multifamily property research should weigh these dynamics against the property’s relative advantage over older neighborhood stock.
Comparable neighborhood safety metrics were not available in WDSuite for this location at the time of publication. Investors should reference regional crime trends and property-level security practices to contextualize risk, using consistent timeframes and sources when benchmarking against nearby neighborhoods.
No qualifying nearby employer listings with distance data are available from WDSuite for this location at this time.
Built in 1989 with 41 units, the property is newer than much of the neighborhood’s older housing stock, offering relative competitiveness while still presenting typical 1980s-vintage considerations for systems and cosmetic upgrades. Renter-occupied concentration in the neighborhood points to a solid tenant base, and moderate rent-to-income levels support lease retention. According to CRE market data from WDSuite, local amenities are adequate for daily needs, aligning the asset with workforce demand rather than premium positioning.
Three-mile demographics indicate a modest increase in households despite soft population trends, implying smaller household sizes and an expanding renter pool. Low home values in the local context may create some competition with entry-level ownership, making value, condition, and management execution key to sustaining occupancy and rent levels over time.
- 1989 vintage stands out versus older neighborhood stock, with clear pathways for modernization and value-add execution.
- Neighborhood renter-occupied share supports demand depth and leasing stability.
- Moderate rent-to-income dynamics favor retention and steady collections.
- Amenities sufficient for daily needs, aligning with workforce housing demand.
- Risk: softer population trend, weaker school ratings, and ownership competition require active leasing and targeted value positioning.