| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Best |
| Demographics | 64th | Good |
| Amenities | 40th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5500 Miller Rd, Brewerton, NY, 13029, US |
| Region / Metro | Brewerton |
| Year of Construction | 1987 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5500 Miller Rd, Brewerton NY — 21-Unit 1987 Multifamily
Positioned near Syracuse with a renter-occupied share around one-third of local units, the asset benefits from steady neighborhood occupancy and practical commute access, according to WDSuite’s CRE market data and commercial real estate analysis. The 21-unit scale supports operating efficiency while keeping leasing diversified across a stable tenant base.
Brewerton sits within the Syracuse, NY metro and offers day-to-day convenience rather than urban intensity. Pharmacies and parks score above national averages, while grocery and restaurant density aligns near mid-pack; cafes and childcare are relatively sparse. For investors, this mix points to suburban livability with lower competition from lifestyle-heavy product.
Schools test well for the metro: the neighborhood’s average school rating is among the top performers locally (ranked 7th out of 247 Syracuse neighborhoods) and is top quartile nationally. Strong public school performance can bolster family-oriented demand and longer tenancy, particularly in garden and low-rise multifamily.
Tenure signals a balanced renter market. Roughly 30% of housing units are renter-occupied in the neighborhood, indicating a moderate but reliable tenant base without oversaturation. Neighborhood occupancy is close to the national midpoint, suggesting stable leasing rather than sharp volatility.
Demographic statistics aggregated within a 3-mile radius show recent population growth (+8.8%) and a 7.6% increase in households, with projections calling for continued household expansion alongside slightly smaller household sizes over the next five years. This trend supports a larger tenant base and steady absorption for well-positioned units.
Affordability trends are supportive for retention. Neighborhood rent-to-income ratios sit at a low level, which eases affordability pressure and can aid lease renewals. Median home values are mid-range for the region, which means ownership is relatively accessible and could compete at the margin; however, this also keeps rental price points grounded and can sustain demand from residents prioritizing flexibility.
Safety metrics are mixed and broadly around the Syracuse metro median. The neighborhood’s overall crime rank sits near the midpoint among 247 metro neighborhoods, and its national safety standing is below the U.S. median. Property-related incidents have declined over the last year, indicating improving trends, while violent-offense indicators remain comparatively low but should be monitored. For underwriting, this suggests prudent security line items and ongoing trend tracking rather than outsized risk assumptions.
Nearby employment includes payroll and packaging operations that draw a regional workforce, supporting renter demand via commute convenience to Syracuse-area jobs. The list below highlights proximate employers relevant to leasing stability for workforce-oriented housing.
- ADP Syracuse — payroll & HR services (9.1 miles)
- WestRock — packaging & paper products (12.0 miles)
Built in 1987, the property is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for targeted system upgrades and light renovations. Renter-occupied share in the neighborhood is about 30%, and demographics within a 3-mile radius indicate growing households and a gradually expanding renter pool—favorable for leasing durability and occupancy stability.
Affordability is a relative strength: low rent-to-income ratios point to manageable tenant payment burdens that can support renewals. According to CRE market data from WDSuite, neighborhood occupancy trends sit near the national midpoint, consistent with steady (not overheated) demand. Balanced amenities, strong local schools, and proximity to Syracuse employment nodes underpin a practical, defensible workforce housing thesis, with the main watch items being modest retail amenity depth and potential competition from accessible ownership.
- 1987 vintage offers competitive positioning versus older local stock, with targeted upgrades for modernization.
- Household growth within 3 miles expands the tenant base and supports steady absorption.
- Low rent-to-income ratios reinforce retention and reduce affordability pressure on tenants.
- Proximity to Syracuse employers supports workforce demand and commute convenience.
- Risks: limited cafe/childcare density and relatively accessible ownership may temper rent growth; maintain prudent security and OpEx assumptions.