| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 76th | Best |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 52 Franklin Ave, Clinton, NY, 13323, US |
| Region / Metro | Clinton |
| Year of Construction | 1981 |
| Units | 40 |
| Transaction Date | 2010-08-18 |
| Transaction Price | $1,768,548 |
| Buyer | KIRKLAND HOUSING DEVELOPM FUND COMPANY INC |
| Seller | MOHAWK VALLEY APARTMENTS HOUSING DEVELOPMENT |
52 Franklin Ave Clinton NY 40-Unit Multifamily with Stable Renter Demand
Neighborhood occupancy trends are strong and consistent for this suburban pocket of Clinton, signaling leasing stability according to WDSuite’s CRE market data. A solid renter base and income levels that comfortably support local rents point to steady performance potential.
The property sits in a suburban neighborhood rated A+ and ranked 3 out of 137 across the Utica–Rome metro, indicating one of the metro’s strongest locations for multifamily fundamentals. Neighborhood occupancy is in the top quartile locally (ranked 32 of 137), and NOI per unit performance benchmarks land in the top quartile nationally, supporting an investor case for durable cash flow.
Livability supports retention. Grocery and pharmacy access rank in the top quartile among 137 metro neighborhoods, while restaurants are competitive at the metro level. Café and park density are lighter, so residents may rely more on the broader Utica–Rome area for certain amenities, but daily-needs access is favorable.
Schools in the area average above metro norms, with an average rating positioned in the top quartile locally and the top quartile nationally. For workforce housing, that can translate into stable household formation and lower turnover among family renters.
Tenure data indicates a meaningful renter-occupied share in the neighborhood (top-quartile rank 22 of 137), which helps deepen the tenant base. Median household incomes sit above national medians for comparable neighborhoods, and a rent-to-income profile around the national 68th percentile suggests manageable affordability pressure that can support retention and measured rent growth. Construction in this submarket skews older, while a 1981 vintage positions the subject as newer than much of the surrounding stock—competitive versus prewar assets, with potential benefit from targeted modernization to meet current renter expectations.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth, with forecasts indicating additional gains over the next five years. This implies a larger tenant base and supports occupancy stability as more renters enter the market.
Comparable, neighborhood-level crime metrics are not available in WDSuite for this location, so precise safety benchmarking cannot be provided. Investors typically examine multi-year trends at the city and county levels, compare them to peer suburban areas in the Utica–Rome metro, and align property operations (lighting, access control, and resident engagement) with standard risk management practices.
Regional employers within commuting range broaden the employment base and support renter demand, including Frontier Communications, ADP Syracuse, and WestRock. Their presence within a drivable radius can aid leasing consistency for workforce-oriented units.
- Frontier Communications — telecommunications (25.3 miles)
- ADP Syracuse — payroll & HR services (40.8 miles)
- WestRock — packaging & paper products (41.4 miles)
52 Franklin Ave combines a stable renter base, above-median neighborhood occupancy, and an A+ location ranking (3 of 137 metro neighborhoods) to support durable performance. The 1981 vintage is newer than much of the area’s older housing stock, offering competitive positioning versus prewar assets and potential value-add through modernization. According to CRE market data from WDSuite, neighborhood rent-to-income levels are healthy, and renter concentration is strong, which together support retention and measured pricing power.
Demographic statistics within a 3-mile radius show recent growth in population and households with additional gains forecast, pointing to a gradually expanding tenant base. While amenity density is lighter for parks and cafés, daily-needs access is solid and regional employers are within commuting range—factors that can sustain occupancy for workforce-oriented units. Key watch items include capex for an early-1980s asset and the smaller scale of the Utica–Rome labor market relative to large metros.
- A+ neighborhood ranked 3 of 137 in Utica–Rome supports leasing stability
- Above-median occupancy and strong renter-occupied share deepen tenant demand
- 1981 vintage newer than local average; value-add via targeted modernization
- 3-mile demographics indicate population and household growth, supporting absorption
- Risks: lighter park/café density, moderate employer distance, and ongoing capex needs