| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 15th | Poor |
| Demographics | 34th | Poor |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 759 E Monroe St, Little Falls, NY, 13365, US |
| Region / Metro | Little Falls |
| Year of Construction | 1978 |
| Units | 48 |
| Transaction Date | 2025-07-07 |
| Transaction Price | $2,062,500 |
| Buyer | LITTLE FALLS REALTY LLC |
| Seller | FAIRBRIDGE RE INV T |
759 E Monroe St, Little Falls NY Multifamily Investment
Stabilization will hinge on capturing workforce renters drawn by commute convenience and relative affordability, according to WDSuite’s CRE market data. Near-term leasing should prioritize value positioning and tenant retention in a submarket with softer neighborhood occupancy.
Little Falls offers small-metro living within the Utica–Rome region, with day-to-day needs covered by nearby grocers and basic services. Amenity access is competitive among Utica–Rome neighborhoods, supported by grocery and restaurant density that outperforms many suburban peers, though lifestyle options like parks, pharmacies, and cafes are limited. For investors, this mix suggests steady utility-driven renter demand but fewer premium amenity drivers.
The property’s 1978 vintage is newer than the neighborhood’s older housing stock, which skews early 1900s. That positioning can support leasing against dated comparables, while still leaving room for targeted renovations and systems upgrades to drive competitive differentiation and manage long-term capital needs.
Within a 3-mile radius, renter-occupied housing accounts for roughly one-third of units, indicating a defined but not dominant renter base. This renter concentration supports a viable tenant pipeline for a 48-unit asset, but lease-up and renewal strategies should recognize that ownership options are relatively accessible in this market, which can create competition for price-sensitive households.
Neighborhood data show low rent-to-income burdens by national standards, which can support retention and measured rent steps. However, the neighborhood’s overall housing occupancy has been softer in recent years, so pricing power may depend on delivering practical finishes, reliable operations, and value-forward unit mix rather than premium amenity premiums.
Demographic statistics aggregated within a 3-mile radius indicate recent population and household contraction but forecasts point to a modest rebound in population and an increase in total households alongside smaller average household sizes. For multifamily, a shift toward more, smaller households can expand the renter pool and support occupancy stability if positioned with attainable rents and functional layouts.
Comparable neighborhood-level safety metrics are limited for this location in WDSuite. Investors should assess trends at the city and county level, review recent incident patterns over multiple years, and incorporate on-site security, lighting, and property management practices into underwriting assumptions rather than relying on block-level anecdotes.
As with many smaller suburban neighborhoods in the region, prudent due diligence includes reviewing local law enforcement reports, confirming lighting and sightlines across common areas, and aligning resident screening and maintenance response times to support tenant satisfaction and retention.
- Frontier Communications — telecom offices (41.6 miles)
Regional employers within commuting distance help support workforce housing demand, with telecom offices offering stable back-office roles that can underpin renter retention.
This 48-unit 1978 asset sits in a utility-oriented suburban pocket of the Utica–Rome metro where everyday services are accessible but discretionary amenities are thinner. The vintage provides a competitive edge versus much older local stock, while also presenting clear value-add pathways through common-area refreshes, unit modernization, and systems planning. According to CRE market data from WDSuite, neighborhood occupancy has been softer, so execution should center on dependable operations, value-forward finishes, and targeted concessions to protect lease velocity.
Within a 3-mile radius, the renter pool is meaningful and forecast household growth alongside smaller household sizes can support steady tenant demand. Low rent-to-income burdens by national comparison suggest room for measured rent optimization tied to in-unit upgrades and reliability, while relatively accessible ownership options argue for disciplined pricing and resident experience to sustain renewals.
- 1978 vintage positions competitively against older neighborhood stock, with clear renovation and systems-upgrade upside.
- Utility-focused location with grocery and restaurant access supports everyday renter needs and lease retention.
- Low rent-to-income burdens indicate potential for measured rent steps tied to quality and service improvements.
- Demand outlook supported by forecast growth in households and smaller household sizes within 3 miles, expanding the renter pool.
- Risks: softer neighborhood occupancy and limited lifestyle amenities require value positioning, strong management, and disciplined pricing.