| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 83rd | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 380 Salt Springs St, Fayetteville, NY, 13066, US |
| Region / Metro | Fayetteville |
| Year of Construction | 1987 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
380 Salt Springs St Fayetteville Multifamily Investment
Suburban Syracuse location with steady renter demand and above-median neighborhood occupancy, according to WDSuite s CRE market data. Strong local incomes and schools support tenant retention without relying on aggressive rent growth.
Fayetteville s neighborhood context is a notable strength for a 50-unit asset at 380 Salt Springs St. The area ranks 8th among 247 Syracuse metro neighborhoods, placing it in the top quartile locally, with a suburban profile and A+ neighborhood rating based on CRE market data from WDSuite. Neighborhood-level occupancy trends sit above national medians, a signal that supports income stability through cycles.
Livability indicators are favorable for family households and working professionals. Average school ratings rank 5th of 247 metro neighborhoods and fall in the top quartile nationally, which can bolster lease retention for larger units. Parks and childcare density are competitive within the metro (both ranking among the stronger Syracuse areas), though immediate cafe and grocery options are limited inside the neighborhood and may require short drives for variety.
Housing and tenure dynamics point to a consistent, needs-driven renter base. The neighborhood s renter-occupied share is under one-third, which typically reflects a stable cohort of renters and less turnover-prone demand compared with heavily renter-concentrated districts. Median contract rents at the neighborhood level have been broadly stable over the last five years, while rent-to-income levels remain manageable, helping reduce affordability pressure and supporting renewals.
Within a 3-mile radius, population and household counts have grown in recent years with further gains projected, while average household size trends lower. For multifamily investors, that combination expands the tenant base and can sustain occupancy even if net population growth remains modest. Income levels within this radius are strong and rising, which reinforces the depth of qualified renters and supports achievable rent positioning without overextending pricing power.
Safety conditions are generally near the metro median: the neighborhood s crime rank sits near the middle of 247 Syracuse neighborhoods, and overall safety is close to the national midpoint. Importantly for risk management, recent data shows year-over-year declines in both violent and property offense rates, indicating an improving trend rather than deterioration.
For underwriting, this translates to an environment that is competitive among Syracuse neighborhoods with signs of incremental improvement. As always, investors should align on property-level security practices and monitor ongoing trends rather than relying solely on neighborhood averages.
- WestRock packaging & paper (11.0 miles)
- ADP Syracuse payroll & HR services (11.3 miles)
- Frontier Communications telecom services (34.6 miles)
Nearby corporate offices support a diversified employment base and commuter convenience for residents, notably in packaging, payroll services, and communications. This mix can help stabilize leasing and reduce downtime between turns.
Built in 1987, the property is newer than much of the surrounding housing stock, offering relative competitiveness versus older vintage assets while leaving room for targeted modernization as systems age. The neighborhood s top-quartile metro ranking, strong schools, and above-median occupancy support durable cash flow, with a renter pool reinforced by high local incomes and a manageable rent-to-income profile. According to CRE market data from WDSuite, neighborhood occupancy trends sit above national medians, and recent crime data shows improvement rather than deterioration both constructive for underwriting stability.
Within a 3-mile radius, households have grown and are projected to expand further even as average household size trends lower, enlarging the tenant base and supporting steady demand for a 50-unit community. Ownership costs in the area are elevated enough to sustain reliance on rentals without creating undue affordability pressure, which can aid retention and modest rent progression in line with local incomes.
- Top-quartile neighborhood standing in the Syracuse metro with above-median occupancy supporting income stability
- 1987 vintage offers competitive positioning versus older stock, with selective value-add potential
- Strong 3-mile household growth and rising incomes deepen the qualified renter pool
- Nearby corporate employers support commuter demand and leasing durability
- Risks: limited walkable retail in immediate area and ongoing capex for late-1980s systems