| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Best |
| Demographics | 61st | Good |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2660 W Genesee Tpke, Camillus, NY, 13031, US |
| Region / Metro | Camillus |
| Year of Construction | 1996 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2660 W Genesee Tpke Camillus Multifamily Investment
Neighborhood fundamentals point to steady renter demand supported by stable occupancy and moderate rent-to-income dynamics, according to WDSuite’s CRE market data. This asset’s suburban positioning in Camillus offers practical access to daily needs alongside room for operational execution.
The property sits within a suburban neighborhood in the Syracuse metro that is rated A- and ranks in the top quartile among 247 metro neighborhoods, based on WDSuite’s CRE market data. Neighborhood occupancy is stable with a five-year upward trend, and the share of renter-occupied housing indicates a moderate renter concentration that can support demand while limiting overexposure.
Amenity access is mixed: restaurants are competitive among Syracuse neighborhoods, and grocery options track above the metro median, while parks, pharmacies, and cafes are limited in the immediate area. For investors, this balance suggests drive-to convenience for essentials but fewer walkable lifestyle amenities, which may concentrate demand among residents prioritizing practical access and value.
The building’s 1996 vintage is newer than the neighborhood’s older housing stock (average year 1940), positioning it comparatively well versus legacy product. Investors should still plan for targeted modernization and system updates typical of late-1990s construction, which can enhance competitiveness and support retention.
Within a 3-mile radius, recent data show a slight contraction in population and households, but forward-looking projections point to population growth and a larger household base alongside smaller average household sizes. This dynamic implies a gradually expanding renter pool over the next cycle, which can support occupancy stability and leasing velocity if pricing remains aligned with local incomes. Home values in the neighborhood are elevated for the metro but not extreme by national standards, reinforcing rental reliance without fully insulating the asset from ownership competition.
Safety indicators show a nuanced picture. Nationally, the neighborhood sits above average for safety, placing it in a stronger position than many U.S. neighborhoods. Within the Syracuse metro, however, the crime rank indicates it is not among the lowest-crime areas, so investors should underwrite with customary risk controls such as security lighting and on-site protocols.
Trend-wise, both property and violent offense estimates have declined over the past year, according to WDSuite’s CRE market data. While neighborhood conditions can vary by block, the directional improvement is constructive for leasing stability and perception over a hold period.
Nearby employment anchors include manufacturing/packaging and business services, supporting a diversified commuter tenant base with manageable drive times. Specifically, WestRock and ADP Syracuse provide regional office and operations employment that can reinforce renter demand and retention.
- WestRock — packaging and paper (6.4 miles)
- ADP Syracuse — payroll and HR services (8.4 miles)
This 23-unit, late-1990s asset in Camillus offers a practical entry point into a suburban submarket with stable neighborhood occupancy and a moderate renter-occupied share. According to CRE market data from WDSuite, occupancy has trended upward over the past five years, and neighborhood home values alongside a manageable rent-to-income profile suggest pricing power must be earned through asset quality and operations rather than market exuberance.
The 1996 vintage is newer than much of the area’s housing stock, creating an edge versus older comparables while leaving room for targeted renovations to lift rents and retention. Within a 3-mile radius, projections indicate population growth and a larger household base with smaller household sizes, pointing to gradual renter pool expansion that can support steady absorption if the property remains well-positioned on amenities and value.
- Stable neighborhood occupancy with five-year improvement supports income durability
- 1996 vintage offers competitive positioning versus older local stock, with value-add potential through modernization
- Suburban location with drive-to essentials and proximity to regional employers underpins renter demand
- Forward 3-mile projections show population and household growth, supporting renter pool expansion
- Risks: owner-leaning area and limited walkable amenities may temper rent growth without strategic upgrades