| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Best |
| Demographics | 64th | Good |
| Amenities | 40th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5569 Legionnaire Dr, Cicero, NY, 13039, US |
| Region / Metro | Cicero |
| Year of Construction | 2006 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5569 Legionnaire Dr, Cicero — 2006 Vintage Multifamily
Newer construction relative to the Syracuse metro’s older stock supports competitive positioning and steady leasing fundamentals, according to WDSuite’s CRE market data. The owner‑heavy area points to a stable but selective renter base, favoring well‑maintained product over aggressive rent pushes.
Livability in this Cicero neighborhood skews suburban–rural with car-oriented convenience and a measured pace of development. The area ranks 35th of 247 Syracuse neighborhoods overall (A rating), signaling competitive positioning among local submarkets. Amenities are serviceable rather than dense: access to groceries and pharmacies trends above the metro median, while cafes and childcare are limited, reinforcing a drive-to-amenities profile. Average school ratings test in the top quartile nationally, which can aid lease retention for family-oriented renters.
For multifamily demand, the neighborhood shows occupancy near metro norms with minimal recent movement, per WDSuite. Renter-occupied housing share is lower than urban cores, implying a smaller but steady tenant pool and a leasing story that rewards quality operations and targeted marketing rather than broad-based pricing power.
Within a 3-mile radius, households have risen even as average household size has edged lower, expanding the count of addresses and supporting a broader base of potential renters over time. Median incomes sit above many national peers, and elevated ownership costs relative to local rents sustain reliance on rental options without signaling widespread affordability pressure for typical units. This balance supports occupancy stability more than outsized rent growth.
Compared with metro and national CRE trends, the location’s strengths are its newer multifamily stock versus the metro average construction year and its strong school ratings. Trade-offs include a thinner amenity footprint and an owner-tilted tenure mix, which may moderate lease-up velocity for smaller properties lacking on-site features.
Safety indicators present a mixed but manageable profile compared with the Syracuse metro. The neighborhood’s crime rank sits around the metro midpoint (128 of 247 neighborhoods), suggesting conditions that are neither among the highest nor the lowest risk locally. Nationally, safety scores trend modestly below average, yet recent data from WDSuite show property offenses declining year over year, an improving directional signal for long-term owners.
For underwriting, this points to routine risk management rather than extraordinary mitigation: standard lighting, access control, and resident engagement typically align with market expectations in comparable Syracuse-area neighborhoods.
Nearby employers provide a diversified white‑ and blue‑collar base that supports commuter demand and lease retention, led by payroll services and paper/packaging operations within practical driving distance.
- ADP Syracuse — payroll & HR services (5.8 miles)
- WestRock — paper & packaging manufacturing (8.7 miles)
Built in 2006, this 24‑unit asset is newer than the Syracuse metro’s average vintage, offering competitive positioning versus older stock and potentially lighter near‑term capital needs. According to CRE market data from WDSuite, neighborhood occupancy trends align with metro norms, while an owner‑heavy tenure mix suggests a selective but steady renter base. Strong area school ratings support retention for family renters, and household growth within a 3‑mile radius expands the addressable tenant pool even as household sizes edge down.
Investor trade‑offs include a modest amenity footprint and measured rent elasticity given favorable rent‑to‑income dynamics. The thesis emphasizes operational execution—clean turns, responsive maintenance, and targeted marketing—to capture stable demand rather than outsized rent spikes.
- 2006 construction offers competitive positioning vs. older metro stock with manageable near‑term capex
- Occupancy trends near metro norms support steady cash flow potential
- Strong school ratings and growing household counts (3‑mile radius) aid tenant retention
- Proximity to established employers underpins commuter demand and leasing stability
- Risks: thinner amenity base and owner‑heavy area may moderate lease‑up velocity and rent growth