| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Fair |
| Demographics | 54th | Good |
| Amenities | 16th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 145 Stafford Ave, Waterville, NY, 13480, US |
| Region / Metro | Waterville |
| Year of Construction | 1981 |
| Units | 67 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
145 Stafford Ave, Waterville NY Multifamily Opportunity
Neighborhood occupancy has held firm with accessible rents relative to incomes, according to WDSuite’s CRE market data, suggesting stable leasing even as the renter base is modest. The 67-unit scale positions the asset to capture workforce demand in a rural submarket with steady retention dynamics.
Waterville sits within the Utica–Rome, NY region and is characterized as a rural neighborhood with a small-town living profile. Amenity density is limited (few cafes, groceries, or parks), while pharmacy access is present, indicating basic services within reach. Within the metro context, the neighborhood’s amenity standing is competitive among 137 Utica–Rome neighborhoods, though it trails most areas nationally.
For investors, the most relevant signal is utilization: neighborhood occupancy is solid and above national midline, pointing to stable renter demand at the area level, based on WDSuite’s commercial real estate analysis. Rents remain accessible relative to household incomes, which can support resident retention and reduce turnover risk, provided management maintains product quality and service.
Tenure patterns indicate a smaller renter-occupied share, implying a thinner but durable tenant pool. That typically translates into steadier leasing when homes are well kept, but it also means rent growth may be more operationally driven than demand-surged. The local housing stock skews older on average, so a 1981 asset can stand out competitively with thoughtful updates to finishes and building systems.
Within a 3-mile radius, WDSuite data shows the area experienced contraction in recent years but is projected to return to growth by the middle of the decade. Forecasts point to increases in households and incomes, which supports a larger tenant base and reinforces occupancy stability as units are modernized and positioned appropriately.
Comparable safety metrics for this neighborhood are not available in WDSuite’s current dataset. Investors commonly benchmark conditions against Utica–Rome metro trends and municipal reporting, and focus on property-level measures (lighting, access control, and resident engagement) that support renter retention and leasing stability.
Regional employment is diversified across telecom, payroll services, and packaging, providing commute-accessible jobs that can underpin renter demand and lease retention at this address. Notable nearby employers include Frontier Communications, ADP, and WestRock.
- Frontier Communications — telecommunications (18.4 miles)
- ADP Syracuse — payroll & HR services (42.9 miles)
- WestRock — packaging & paper products (43.0 miles)
Built in 1981, this 67-unit property is newer than much of the surrounding housing stock, offering a relative quality advantage while still benefiting from value-add opportunities to modernize interiors and address aging systems. Neighborhood occupancy trends are steady and rents remain accessible versus incomes, which, according to CRE market data from WDSuite, supports retention and cash flow durability in a rural, lower-amenity setting.
The renter-occupied share is modest, indicating a smaller tenant pool but one that can be persistent when product is well maintained. Ownership is comparatively accessible in this market, so multifamily positioning should emphasize convenience, professional management, and updated finishes to compete effectively with for-sale options.
- 1981 vintage offers competitive edge versus older local stock, with practical value-add and systems updates to lift positioning
- Stable neighborhood occupancy and accessible rents support retention and reduce turnover-driven volatility
- 67-unit scale enables operating efficiencies in a rural submarket with workforce demand
- Projected household and income growth within 3 miles expands the renter pool and underpins leasing
- Risks: lean amenity base and accessible homeownership require competitive renovations and service to sustain pricing power