| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Good |
| Demographics | 70th | Best |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5490 Duguid Rd, Fayetteville, NY, 13066, US |
| Region / Metro | Fayetteville |
| Year of Construction | 1989 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5490 Duguid Rd Fayetteville NY 46-Unit Multifamily
Positioned in an affluent suburban pocket of the Syracuse metro, the asset benefits from a deep renter pool with low rent burden and stable demand, according to WDSuite s CRE market data. Neighborhood fundamentals point to steady leasing conditions supported by high incomes and projected household growth.
Fayetteville s suburban setting offers quiet living with convenient access to the broader Syracuse employment base. Neighborhood ratings place it competitive among Syracuse neighborhoods (ranked 88 out of 247), with amenity density lighter inside the immediate area but park access above national median levels. According to WDSuite s CRE market data, the neighborhood s profile skews toward higher household incomes and home values, which supports multifamily pricing power while keeping rent-to-income levels manageable for residents.
Vintage matters for competitive positioning: built in 1989, the property is newer than the neighborhood s average construction year (1979). Investors should expect typical mid-1980s systems and finishes offering potential to modernize common areas and interiors to outperform older nearby stock.
Tenure patterns within a 3-mile radius show a meaningful owner-occupied base with roughly one-quarter of housing units renter-occupied, indicating a defined but not saturated renter segment. This supports depth for quality apartments without excessive direct competition from large clusters of rentals.
On occupancy, neighborhood metrics are below the metro median (ranked 221 of 247). That signals select lease-up and retention work may be required at the property level, but the area s high-income demographics and low rent-to-income ratio suggest capacity to sustain rents and mitigate turnover risk when product quality is maintained.
Demographic statistics aggregated within a 3-mile radius indicate slight population softness in recent years but a projected increase in both households and families over the next five years, alongside smaller average household sizes. For multifamily investors, that combination points to a larger tenant base and continued demand for professionally managed rental housing.
Safety indicators compare favorably in a national context. According to WDSuite s data, the neighborhood sits in the top quartile nationally for overall safety, with violent-offense measures particularly strong and trending better year over year.
Within the Syracuse metro, results are above average relative to many peer neighborhoods, and property crime metrics align closer to national mid-to-upper ranges. As always, investors should underwrite to submarket trends rather than block-by-block assumptions and review recent comparable incidents when assessing on-site measures.
Regional employers within commuting distance anchor the renter base and support lease stability, particularly in professional and telecom services. Notable nearby firms include WestRock, ADP, and Frontier Communications.
- WestRock packaging & paper (11.7 miles)
- ADP Syracuse payroll & HR services (11.8 miles)
- Frontier Communications telecommunications (34.4 miles)
5490 Duguid Rd offers a 46-unit footprint in an affluent suburban location where incomes and home values are high and rent-to-income levels remain favorable. Built in 1989, the asset is positioned newer than the area s average vintage, creating clear value-add pathways through targeted modernization to differentiate from older stock. Based on CRE market data from WDSuite, neighborhood occupancy trends sit below the metro median, but a projected increase in households within a 3-mile radius and a defined renter segment point to demand durability when operations and product quality are strong.
Operationally, investors can lean on commuter accessibility to Syracuse s employment base and a stable, higher-income renter pool to support pricing and retention. The principal underwriting watch items are lighter walkable amenities in the immediate neighborhood and ensuring capital plans address 1980s-era systems to sustain competitive positioning over the hold.
- Suburban location with high-income households supports stable tenant demand and rent integrity.
- 1989 vintage provides modernization and value-add upside versus older neighborhood stock.
- Forecast household growth within 3 miles indicates renter pool expansion and supports occupancy stability.
- Risks: below-metro neighborhood occupancy and lighter nearby amenities require active leasing and targeted capex.