| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 64th | Best |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25345 Virginia Smith Dr, Calcium, NY, 13616, US |
| Region / Metro | Calcium |
| Year of Construction | 1989 |
| Units | 104 |
| Transaction Date | 2008-09-12 |
| Transaction Price | $4,250,000 |
| Buyer | VIRGINIA SMITH DRIVE LLC |
| Seller | JEFFERSON LERAY LLC |
25345 Virginia Smith Dr, Calcium NY Multifamily Investment
High renter concentration and steady neighborhood occupancy support a deep tenant base, according to WDSuite s CRE market data. Positioned for durable demand in the Watertown Fort Drum metro, the asset offers operational stability with room for targeted optimization.
The property sits in an Inner Suburb neighborhood of the Watertown Fort Drum, NY metro that ranks 1st among 68 neighborhoods overall (A+), signaling strong local fundamentals for multifamily investors. Neighborhood occupancy is above the metro median (33rd of 68) yet trails national averages, suggesting stable demand with some room to improve leasing efficiency versus broader U.S. benchmarks, based on CRE market data from WDSuite.
Renter-occupied housing comprises a very large share of neighborhood units (ranked 3rd of 68 locally and high in national comparisons), which indicates a broad tenant pool and supports ongoing leasing depth for a 100 plus unit community. For investors, a high renter concentration typically translates to consistent traffic and renewal opportunities, helping sustain occupancy and revenue management.
Livability signals are mixed but serviceable: cafes and grocery options score competitive to above-median for the metro, while parks and pharmacies are limited within the immediate neighborhood. Educational attainment in the area trends above national averages for similar neighborhoods, offering a diversified renter profile. Home values sit in a mid-range for the region, and ownership costs appear relatively accessible compared with high-cost metros, which can introduce some competition from entry-level ownership but also supports retention where rentals provide convenience and flexibility.
Demographic indicators (aggregated within a 3-mile radius) point to recent population and household growth, with projections calling for further household expansion by 2028. A larger local renter pool should support occupancy stability and bolster leasing pipelines, particularly for well-operated assets offering practical finishes and reliable on-site services.
Safety trends are mixed when viewed across metrics and geographies. At the metro level, the neighborhood sits below the midpoint of 68 neighborhoods on overall crime, but national comparisons place it slightly better than average. Violent offense estimates compare favorably at a high national percentile and have improved meaningfully year over year, while property offense measures sit weaker versus national benchmarks. For underwriting, this suggests emphasizing lighting, access control, and resident engagement to sustain the favorable violent-crime trend and mitigate property-crime exposure.
Nearby employment is diversified across regional services and public-sector activity, supporting renter demand via commute convenience; specific employer sites with verifiable distance data were not available in WDSuite for listing here.
Built in 1989, the asset is slightly newer than the neighborhood s average vintage, suggesting competitive positioning versus older stock while still offering value-add potential through systems upgrades and targeted interior refreshes. The surrounding neighborhood shows above-median metro occupancy and a very high share of renter-occupied housing, supporting a deep tenant base and steady leasing velocity; according to CRE market data from WDSuite, these dynamics are consistent with durable multifamily demand in this Inner Suburb location.
Within a 3-mile radius, recent growth in population and households and projections for further household expansion indicate continued renter pool expansion that can support occupancy stability. Ownership costs are moderate for the region, which may create some competition from entry-level buyers, but also encourages renters who prioritize convenience and flexibility, reinforcing lease retention for well-managed communities.
- High neighborhood renter concentration supports a broad tenant base and consistent demand.
- Above-median metro occupancy with room to outperform national benchmarks via leasing execution.
- 1989 vintage offers value-add scope (interiors/systems) while maintaining competitive positioning.
- 3-mile demographic growth trends point to ongoing renter pool expansion and occupancy stability.
- Risks: limited nearby parks/pharmacies and softer property-crime measures warrant operational focus on safety and amenities.