| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Fair |
| Demographics | 38th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11 Irish Ave, Philadelphia, NY, 13673, US |
| Region / Metro | Philadelphia |
| Year of Construction | 1983 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11 Irish Ave Philadelphia NY Multifamily Investment
Rural submarket with a defined renter base and moderate ownership costs supports steady leasing, according to WDSuite s CRE market data. Neighborhood-level occupancy and demand indicators suggest pricing power is likely balanced rather than aggressive.
Philadelphia sits within the Watertown Fort Drum, NY metro and functions as a rural housing node with limited in-neighborhood retail and services. Amenity density (cafes, grocery, restaurants, parks) is sparse, so residents typically rely on nearby towns for daily needs. For investors, this means tenant retention often hinges on unit quality, on-site conveniences, and straightforward car access rather than walkable amenities.
Neighborhood renter-occupied share is 32.8%, which is competitive among Watertown Fort Drum area neighborhoods (24th of 68) and signals a meaningful tenant pool for small and mid-size multifamily. The neighborhood s occupancy rate ranks below the metro median (36th of 68), suggesting leasing velocity may be more sensitive to product positioning and management. Median school ratings average around 3.0 out of 5 (6th of 68 in the metro and roughly the 61st percentile nationally), offering a relative advantage versus many rural submarkets and supporting family-oriented renter demand.
Ownership costs in the neighborhood track near national midpoints, which can create some competition from entry-level ownership but also helps sustain rental demand where down payments or mobility needs favor renting. The rent-to-income profile trends favorable (higher national percentile), implying lower affordability pressure for renters and, in turn, potential stability in renewals and collections, based on CRE market data from WDSuite.
Demographics within a 3-mile radius point to a smaller market with recent declines in population and households, alongside rising incomes and slightly larger average household sizes. For multifamily investors, this mix suggests a stable core of renters with selective demand: well-maintained units at practical price points should attract the available tenant base, while overreliance on top-of-market rents may face a narrower audience.
Safety indicators are mixed but comparatively favorable within the metro. The neighborhood ranks among the safer parts of the Watertown Fort Drum area (60th of 68 neighborhoods, where higher rank indicates lower crime relative to peers). Nationally, overall safety sits below the midpoint, yet both property and violent offense rates benchmark in stronger percentiles than many rural communities.
Recent year trends show some volatility, including an uptick in estimated violent incidents. For underwriting, this argues for standard security best practices and community-engagement measures rather than alarm, with the understanding that small rural populations can produce noisy year-over-year changes.
Built in 1983, the property is newer than much of the local housing stock, providing a functional baseline with potential value-add via interior modernization and targeted system upgrades typical for 1980s assets. Neighborhood metrics point to a defined renter pool and rent-to-income levels that support retention, while occupancy sits below the metro median, underscoring the importance of hands-on management and competitive unit finishes. According to commercial real estate analysis from WDSuite, rural amenity scarcity places more weight on on-site appeal and straightforward access to nearby employment and services.
Within a 3-mile radius, population and household counts have eased even as incomes improved, reinforcing a selective but reliable tenant base for appropriately priced one- and two-bedroom product. Ownership remains relatively attainable in the area, so the investment case leans on delivering clean, well-managed units with practical features that maintain leasing velocity against entry-level ownership alternatives.
- 1983 vintage enables value-add through interiors and system refresh while remaining competitive versus older neighborhood stock.
- Renter-occupied share competitive within the metro supports a meaningful tenant base and steady renewal prospects.
- Favorable rent-to-income profile suggests manageable affordability pressure and supports collections stability.
- Risk: Below-metro-median neighborhood occupancy and limited local amenities require strong management and disciplined pricing.
- Rural setting emphasizes on-site functionality and access to nearby services rather than walkability.