| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Best |
| Demographics | 68th | Best |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 604 Lewiston Gardens Rd, Clinton, NY, 13323, US |
| Region / Metro | Clinton |
| Year of Construction | 1999 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
604 Lewiston Gardens Rd Clinton Multifamily Investment Opportunity
Renter-occupied share in the surrounding neighborhood is above the metro median, supporting durable tenant demand according to WDSuite’s CRE market data. Location fundamentals and suburban stability offer pragmatic upside for disciplined operators.
This suburban Clinton location balances neighborhood stability with steady renter demand. Neighborhood-level renter-occupied share is above the Utica–Rome metro median, indicating a deeper tenant base and supporting occupancy stability for multifamily assets near the property. Neighborhood occupancy has eased versus five years ago, so operators should prioritize leasing execution and retention; these metrics are measured for the neighborhood, not the property.
Amenity density is modest: restaurants are present in line with many suburban areas, while cafes, parks, and pharmacies are sparse. Childcare access is comparatively stronger within the neighborhood cohort. Investors should underwrite resident convenience accordingly, emphasizing on-site services, parking, and package management to offset lower walkable options.
Within a 3-mile radius, recent demographic trends show population growth and a larger household count, with income gains that can support rent levels. Forward-looking data indicate households are expected to continue increasing even as overall population contracts, implying smaller household sizes and a broader mix of renters entering the market—factors that can support occupancy stability and demand for smaller units.
Homeownership costs in the neighborhood are relatively accessible compared with higher-cost metros, which can introduce some competition with entry-level ownership. At the same time, neighborhood rent-to-income levels signal manageable affordability pressure, which can aid lease retention and reduce turnover risk when managed proactively.
The neighborhood ranks competitively on income and education relative to many Utica–Rome peers and sits above metro median on several demand drivers, while national amenity percentiles are mid-range. Neighborhood NOI per unit trends are strong versus metro cohorts, pointing to viable operating performance when expenses are controlled and unit positioning aligns with local demand.
Comparable safety data at the neighborhood level is limited in the current WDSuite release for this location. Investors should pair regional trend reviews with local due diligence (police reports, property manager feedback) to understand recent patterns and how they compare to broader Utica–Rome trends.
As with any suburban asset, prudent measures—lighting, access control, and coordination with local stakeholders—can support resident experience and retention without materially affecting operating costs.
Regional employers within commutable distance help sustain a diversified renter base for workforce and professional tenants, including Frontier Communications, ADP Syracuse, and WestRock.
- Frontier Communications — telecommunications (28.5 miles)
- ADP Syracuse — payroll & HR services (40.9 miles)
- WestRock — packaging & paper products (41.7 miles)
Built in 1999 with 66 units, the property is newer than much of the area’s housing stock, offering competitive positioning versus older buildings while still benefiting from selective upgrades (common areas, unit finishes, building systems) for value-add. Neighborhood renter concentration sits above the metro median, and despite some softening in neighborhood occupancy, demand is supported by a growing household base within 3 miles and rising incomes that can backfill leasing and support steady pricing.
According to CRE market data from WDSuite, neighborhood-level NOI per unit compares favorably within the Utica–Rome cohort, and rent-to-income dynamics suggest manageable affordability pressure—favorable for retention. Key risks include modest walkable amenities and forecasts indicating population contraction even as household counts rise, requiring thoughtful unit-mix positioning and active leasing management.
- 1999 vintage provides competitive position versus older local stock with targeted value-add potential
- Above-median neighborhood renter-occupied share supports depth of tenant demand
- 3-mile trends show rising households and income growth, aiding occupancy stability and pricing power
- Neighborhood NOI per unit compares well versus metro peers, supporting operating performance
- Risks: lower amenity density and forecast population decline require active leasing and retention strategy