| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Fair |
| Demographics | 65th | Best |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4913 W Genesee St, Camillus, NY, 13031, US |
| Region / Metro | Camillus |
| Year of Construction | 1986 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4913 W Genesee St, Camillus Multifamily Investment
Steady renter demand is supported by a high-income suburban tenant base and relatively low rent burden, according to WDSuite’s CRE market data. Neighborhood fundamentals point to stable leasing with room for targeted value-add to strengthen competitiveness.
The property sits in a suburban pocket of Camillus within the Syracuse, NY metro, rated A and ranked 22 out of 247 neighborhoods — competitive among Syracuse neighborhoods. Local amenity access is solid: pharmacies score in the 90th percentile nationally, cafes are top quartile nationally (79th percentile), and restaurants and grocery access track above the national median. This mix supports everyday convenience and helps multifamily assets retain residents.
Schools in the area average around the 61st national percentile and rank 20th of 247 metro neighborhoods, signaling competitive K–12 options relative to the metro. While parks density is limited, the W Genesee St corridor provides regional connectivity to jobs and services, a practical advantage for workforce renters.
Construction year for this asset is 1986, newer than the neighborhood’s typical 1975 vintage. That positioning can offer a competitive edge versus older stock, though investors should plan for modernization of aging systems and common areas to meet current renter expectations.
The neighborhood’s renter-occupied share is relatively low, indicating a larger owner-occupied base. For multifamily investors, that often means a smaller but stable renter pool, with demand anchored by convenience, schools, and proximity to employment. Within a 3-mile radius, population and households have grown over the past five years, and households are projected to increase further alongside a smaller average household size — dynamics that can expand the renter pool and support occupancy stability.
Home values in this area sit below national norms while household incomes trend above the national median (69th percentile nationally for income). This high-cost ownership market is not indicated; instead, relatively accessible ownership and a low rent-to-income burden (86th percentile nationally for renter affordability) suggest renters may value convenience and quality more than price alone. For operators, that points to an emphasis on retention, resident experience, and asset quality over aggressive rent pushes.
Safety trends are mixed but improving. Overall crime performance ranks 62 out of 247 Syracuse metro neighborhoods, roughly above the metro median. On a national basis, violent offense levels track above the national median (around the 61st percentile), while property offense levels compare less favorably (about the 30th percentile nationally). However, both violent and property offenses have declined year over year, with meaningful recent improvements that investors should monitor for persistence.
Given these dynamics, underwriting should consider standard security measures and resident communications, while recognizing the positive direction of recent trend data.
Nearby employers such as WestRock and ADP support a steady workforce tenant base, with commute-friendly access that can aid leasing velocity and retention.
- WestRock — packaging & paper (2.8 miles)
- ADP Syracuse — payroll & HR services (5.4 miles)
This 46-unit 1986-vintage asset offers a balanced thesis: a competitive suburban location (A-rated; strong amenities and schools versus the metro), newer-than-average vintage relative to neighborhood stock, and a renter base with low rent-to-income pressure that supports retention. According to CRE market data from WDSuite, neighborhood occupancy trends sit below national medians but are offset by expanding households within a 3-mile radius and steady nearby employment, pointing to stable demand with careful operations.
The ownership landscape is more accessible than many U.S. markets, so pricing power may hinge on service, finishes, and convenience rather than scarcity. That makes selective value-add — systems upkeep, unit refreshes, and amenity tuning — a practical path to defend occupancy and drive NOI while maintaining affordability positioning.
- Competitive suburban location with above-median amenities and schools supporting leasing stability
- 1986 vintage is newer than neighborhood average, with modernization potential for value-add
- Low rent-to-income burden indicates retention upside and disciplined rent management
- Workforce demand supported by nearby employers and household growth within 3 miles
- Risks: neighborhood occupancy below national median, limited parks, and property crime positioning require active asset management