| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Best |
| Demographics | 61st | Good |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4460 Milton Ave, Camillus, NY, 13031, US |
| Region / Metro | Camillus |
| Year of Construction | 1980 |
| Units | 42 |
| Transaction Date | 2005-08-08 |
| Transaction Price | $1,250,000 |
| Buyer | ALVAREZ ANGEL M |
| Seller | PANPACIFIC PROPERTIES NY LLC |
4460 Milton Ave Camillus Multifamily Investment
Neighborhood occupancy in Camillus trends in the low-90s and renter demand is supported by suburban fundamentals, according to WDSuite s CRE market data. The asset s positioning suits investors seeking stable cash flow dynamics with measured upside.
The property sits in a suburban pocket of Camillus within the Syracuse metro that is competitive among local neighborhoods (ranked 49 out of 247). Grocery access is solid and dining options are comparatively strong for the metro (restaurant density is competitive among Syracuse neighborhoods), while childcare availability also performs well locally. In contrast, cafes, parks, and pharmacies are limited within the immediate neighborhood, which places a greater emphasis on convenient driving access for daily needs.
Neighborhood housing performs above the metro median on several fundamentals. The share of housing units that are renter-occupied is meaningful at the neighborhood level, indicating a viable tenant base for a 42-unit asset, and neighborhood occupancy has held in the low-90s in recent years, which supports leasing stability. Median home values are moderate for the region; this high-cost ownership market relative to local incomes can reinforce reliance on multifamily rentals and aid pricing power without overextending renters.
Demographic trends aggregated within a 3-mile radius point to a larger renter pool over the forward period: households are projected to increase notably by 2028 with smaller average household sizes, which can translate into more renters entering the market and support occupancy stability. Income profiles in the same 3-mile view skew toward middle and upper brackets with growth expected, which can underpin rent collections and renewal prospects. These dynamics, based on CRE market data from WDSuite, frame the submarket as steady rather than speculative.
Vintage matters for competitive positioning. Built in 1980, the asset is newer than the neighborhood s older housing stock on average, which can help differentiate versus pre-war product; however, systems modernization and common-area refreshes may still be prudent to maintain competitiveness and unlock value-add potential.
Safety indicators are generally favorable in the national context, with the neighborhood trending above the U.S. average (around the 75th percentile nationwide). Within the Syracuse metro, the area sits closer to the middle-to-higher-incident range, so investors should underwrite typical security measures and lighting, particularly for parking and entries.
Trend signals are constructive: property-related offenses show a sharp year-over-year downtrend and violent offense rates track better than national norms. While block-level outcomes vary, the directional improvement supports tenant retention and reduces disruption risk when paired with standard on-site practices.
Nearby employers provide a diversified white-collar and services workforce that supports renter demand and commute convenience for residents, including WestRock and ADP Syracuse.
- WestRock — packaging & paper (5.3 miles)
- ADP Syracuse — payroll & HR services (7.3 miles)
4460 Milton Ave offers a balanced, suburban Syracuse thesis: a viable renter base at the neighborhood level, occupancy stability in the low-90s, and a 1980 vintage that is newer than much of the surrounding housing stock. According to commercial real estate analysis from WDSuite, national-comparison safety metrics and a projected increase in households within 3 miles support tenant retention and leasing consistency, while moderate ownership costs for the region help sustain rental demand.
Capital plans should contemplate targeted modernization to maintain competitive positioning versus older inventory, and amenity gaps (limited cafes, parks, and pharmacies nearby) warrant attention to on-site features that enhance resident convenience. Underwriting should also consider that local safety performance sits closer to the metro s higher-incident band even as national comparisons are favorable.
- Suburban Camillus location with neighborhood occupancy trending in the low-90s supports stable leasing
- 1980 vintage is newer than much of the local stock, offering value-add and modernization potential
- 3-mile outlook shows household growth and smaller household sizes, expanding the renter pool and aiding retention
- Nationally favorable safety trends and moderate ownership costs reinforce demand for multifamily rentals
- Risks: amenity gaps nearby and safety positioning within the metro warrant prudent operational controls and on-site upgrades