| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Best |
| Demographics | 64th | Good |
| Amenities | 40th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5490 Miller Rd, Brewerton, NY, 13029, US |
| Region / Metro | Brewerton |
| Year of Construction | 1992 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5490 Miller Rd Brewerton 25-Unit 1992 Multifamily
Top-quartile neighborhood positioning within the Syracuse metro and a relatively newer 1992 vintage point to durable renter demand and manageable competitive pressure, according to WDSuite’s CRE market data. Expect stable occupancy dynamics supported by an A-rated rural submarket and strong local school performance.
Located in Brewerton within the Syracuse, NY metro, the property sits in a neighborhood rated A and ranked 35 out of 247 metro neighborhoods — top quartile locally. The setting is rural, with everyday convenience supported by groceries, pharmacies, and park access roughly around or above metro norms, while cafes and childcare are comparatively sparse. School quality is a relative strength, with average ratings competitive among regional peers.
For investors evaluating multifamily property research, note that the neighborhood’s housing stock skews older on average (1971), making a 1992 asset relatively newer versus much of the local inventory — a modest competitive edge that may reduce near-term capital needs versus older properties, while still allowing targeted modernization to support positioning.
Tenure patterns indicate around 30% of housing units are renter-occupied at the neighborhood level, which suggests a moderate, defined renter base. This supports demand depth for a 25-unit community while signaling that leasing strategies should focus on retention and capture of existing renter households rather than outsized in-migration of renters from highly urban submarkets.
Demographic statistics aggregated within a 3-mile radius show recent population growth and an increase in households, with projections pointing to continued population expansion and a larger household base over the next five years alongside slightly smaller average household sizes. These dynamics typically expand the local renter pool and help sustain occupancy. Ownership costs appear moderate in context, which can create some competition with for-sale options, but a low rent-to-income profile at the neighborhood level indicates limited affordability pressure for renters — supportive of lease retention and measured pricing power.
Safety conditions are roughly around the Syracuse metro median based on neighborhood rankings (128 out of 247). In national context, the neighborhood sits below the top half for safety, but recent trends show property offenses declining year over year. For investors, the directional improvement in property-related incidents provides a constructive signal, while the overall positioning suggests underwriting should remain conservative on security and common-area management.
Nearby corporate offices anchor a diversified employment base that supports renter demand through commute convenience, particularly for service and office roles. Notable employers within a practical drive include ADP and WestRock.
- ADP Syracuse — payroll & HR services (9.1 miles)
- WestRock — packaging & paper products (12.0 miles)
This 25-unit 1992 property offers relative age advantage versus a neighborhood average vintage from the early 1970s, supporting competitive positioning against older stock while leaving room for targeted modernization. Neighborhood-level occupancy is near national norms, and a moderate renter concentration provides a defined tenant base; combined with strong local school ratings and access to daily needs, this underpins steady leasing prospects. Based on CRE market data from WDSuite, renters in this area face comparatively low rent-to-income pressure, which can support retention and measured rent adjustments.
Balanced underwriting should account for a largely owner-occupied landscape that can limit the absolute size of the renter pool, amenity density that is thinner for cafes/childcare, and safety metrics around the metro median despite recently improving property offense trends.
- 1992 vintage is newer than much of the local stock, supporting competitive positioning with selective value-add potential.
- Neighborhood rated A and top quartile among 247 Syracuse metro neighborhoods, reinforcing long-term demand fundamentals.
- Moderate renter-occupied share supports a stable tenant base; low rent-to-income pressure aids lease retention.
- Daily-need amenities and strong school ratings bolster livability and leasing consistency for workforce households.
- Risks: smaller renter pool versus highly urban submarkets, thinner cafe/childcare density, and safety metrics near metro median warrant prudent operating assumptions.