| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Fair |
| Demographics | 52nd | Good |
| Amenities | 35th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20 Masonic Ave, Camden, NY, 13316, US |
| Region / Metro | Camden |
| Year of Construction | 1980 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20 Masonic Ave, Camden NY Multifamily Investment
Neighborhood occupancy has trended steady with modest improvement, supporting durable cash flow potential according to WDSuite s CRE market data.
The property sits in a rural pocket of the Utica Rome metro with a B+ neighborhood rating and a rank of 38 out of 137, indicating it is competitive among Utica Rome neighborhoods. Local livability is shaped by small town dynamics: parks and pharmacies are reasonably accessible for the area, while cafes and childcare options are sparse. For investors, that translates to quieter, needs based renter demand rather than lifestyle driven leasing.
Rents in the neighborhood benchmark on the lower side relative to incomes, and the rent to income ratio sits comfortably low, which can support retention and reduce turnover risk. Median home values are also comparatively accessible for ownership in the metro context, which can introduce competition with for sale housing; effective leasing strategy will hinge on convenience, maintenance free living, and consistent property management to sustain pricing power.
The area s renter concentration is modest (share of housing units that are renter occupied is around one fifth to one quarter), implying a smaller but steady tenant pool. Within a 3 mile radius, household counts have increased even as average household size edged down, pointing to more households forming from a relatively stable population base a setup that supports demand for rental units and occupancy stability.
Vintage context matters here: much of the surrounding housing stock dates to the early 20th century, while this asset s 1980 construction positions it newer than the neighborhood norm. That generally enhances competitive standing versus older stock, though investors should plan for mid life systems and targeted upgrades to sustain leasing performance.
Safety indicators are mixed when viewed across geographies. Within the Utica Rome metro, the neighborhood s composite crime rank sits at 24 out of 137, which signals higher reported incidents relative to many local peers. However, national percentiles for estimated violent and property offenses place the area in stronger than average territory compared with neighborhoods nationwide, suggesting broader comparative resilience.
Investors should underwrite with conservative assumptions, monitor recent year over year fluctuations, and emphasize lighting, access control, and active on site management practices that support resident confidence and lease retention.
Regional employment is diversified at the metro scale, with commuting access to back office and manufacturing operations that can support workforce housing demand. Notable nearby employers include ADP and WestRock.
- ADP Syracuse payroll & HR services (27.2 miles)
- WestRock paper & packaging (29.6 miles)
This 40 unit property built in 1980 offers relative competitiveness versus older neighborhood stock while maintaining access to a steady, needs based renter base. Neighborhood occupancy has been stable with a slight upward trend, and the local rent to income relationship supports retention. At the same time, comparatively accessible home values in the metro context mean leasing success will rely on operational execution, value add finishes, and service reliability rather than outsized rent pushes.
Within a 3 mile radius, households have increased and are projected to grow further, expanding the renter pool even as average household size moderates. Based on commercial real estate analysis from WDSuite, these dynamics point to durable demand, with scope for targeted renovations and systems updates typical for late 1970s/1980s buildings to protect competitiveness and mitigate capex risk over the hold.
- 1980 vintage offers a competitive edge versus older neighborhood stock; plan for mid life systems and selective renovations.
- Neighborhood occupancy stability and low rent to income ratios support tenant retention and income durability.
- Household growth within 3 miles expands the tenant base and supports leasing over the medium term.
- Risk: accessible ownership options and limited lifestyle amenities in a rural setting can temper rent growth; execution and maintenance quality are key.
- Risk: mixed safety signals at the metro level warrant prudent underwriting and continued property level security measures.