| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Best |
| Demographics | 51st | Fair |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2820 US Route 11, La Fayette, NY, 13084, US |
| Region / Metro | La Fayette |
| Year of Construction | 1986 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2820 US Route 11, La Fayette NY — 26-Unit Multifamily Investment
Neighborhood-level occupancy trends point to strong stability in this rural pocket of the Syracuse metro, according to WDSuite’s CRE market data. Investor takeaway: demand is steady with manageable affordability pressure, supporting lease retention potential.
Located in a rural setting within the Syracuse, NY metro, the area surrounding 2820 US Route 11 combines low-density living with steady renter demand. Neighborhood occupancy is the highest among 247 metro neighborhoods, signaling limited slack and supporting consistent leasing at stabilized assets. Note that this occupancy figure reflects the neighborhood, not the property.
Livability is shaped by small-town amenities: grocery and cafe access is present but limited, with few restaurants, parks, or pharmacies inside the neighborhood boundary. For residents, this typically means driving to nearby corridors for services, which can favor properties that provide on-site convenience and straightforward parking.
From a housing context, renter-occupied units account for roughly a quarter of neighborhood housing stock, indicating a modest renter concentration and a defined—though not deep—tenant base. Median household incomes trend high for the metro, while rent-to-income ratios remain relatively low, which can support rent collections and retention. At the same time, home values are comparatively accessible for owners, which can introduce competition with entry-level ownership and temper pricing power.
Demographic statistics aggregated within a 3-mile radius indicate population and household growth over the past five years, with forecasts through 2028 pointing to additional household gains and a rising share of renter households. This projection suggests a larger tenant base and supports occupancy stability for well-managed multifamily properties in the area, based on CRE market data from WDSuite.
Vintage considerations matter: the average neighborhood construction year skews older (1940s). A 1986 asset is newer than much of the local stock, which generally helps competitive positioning; investors should still plan for targeted system updates and common-area refreshes to maintain leasing velocity against renovated comparables.
Neighborhood safety indicators are mixed but generally competitive in the metro context. Overall crime ranks above the metro median (117 out of 247 neighborhoods), while violent offense levels are competitive among Syracuse neighborhoods (75 out of 247) and sit in the 63rd percentile when compared nationally, indicating relatively favorable conditions versus many U.S. neighborhoods.
Property offenses track near national averages and are competitive among Syracuse neighborhoods (73 out of 247), with a recent year-over-year decline. By contrast, the latest annual change in violent offenses shows an increase, underscoring the importance of ongoing monitoring and standard property-level security measures. These figures describe neighborhood-level trends rather than conditions at a specific address.
The local employment base includes corporate offices within commuting range, supporting workforce housing demand and lease retention for nearby multifamily. Notable employers include WestRock, ADP Syracuse, and Frontier Communications.
- WestRock — corporate offices (11.7 miles)
- ADP Syracuse — corporate offices (14.1 miles)
- Frontier Communications — corporate offices (35.0 miles)
This 26-unit asset, built in 1986, benefits from a neighborhood that exhibits top-of-metro occupancy and a renter base poised to expand within a 3-mile radius. The property’s vintage is newer than much of the local stock, which can aid competitive positioning; investors should budget for targeted modernization of systems and finish levels to capture steady demand and support rent durability over time.
Population and household growth, combined with high area incomes and relatively low rent-to-income ratios, point to a stable tenant base and predictable collections. At the same time, comparatively accessible ownership costs in the area may constrain outsized rent growth, emphasizing the importance of operational execution and value-add enhancements rather than relying solely on market appreciation, based on commercial real estate analysis from WDSuite.
- Neighborhood occupancy leadership supports leasing stability
- 1986 vintage offers relative competitiveness versus older stock, with targeted upgrade potential
- 3-mile population and household growth expands the tenant base and supports retention
- High local incomes and manageable rent-to-income ratios aid collections and reduce turnover risk
- Risk: accessible ownership options may cap pricing power; underwriting should prioritize operational value-add