| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Best |
| Demographics | 59th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Kellars Ln, Liverpool, NY, 13088, US |
| Region / Metro | Liverpool |
| Year of Construction | 1975 |
| Units | 60 |
| Transaction Date | 1996-06-03 |
| Transaction Price | $1,334,000 |
| Buyer | KELLARS LANE LLC |
| Seller | ESTATES ABC A NEW YORK GENERA |
100 Kellars Ln Liverpool 60-Unit Multifamily Opportunity
Neighborhood occupancy is strong and has trended upward, supporting stable leasing fundamentals, according to WDSuite’s CRE market data. This suburban location in Liverpool offers steady renter demand relative to the Syracuse metro.
The property sits in a suburban neighborhood in Liverpool ranked 26 out of 247 within the Syracuse metro, signaling competitive fundamentals among local peers. Neighborhood occupancy is high and in the top quintile metro-wide, which supports income durability and lower downtime between turns for operators.
Livability drivers are mixed but broadly supportive for workforce housing. Restaurants are plentiful (competitive within the metro and above national averages), parks are a relative strength, while cafes and pharmacies are thinner—an operational consideration for resident convenience. Average school ratings in the area trend modest, which can matter for family-oriented leasing strategies.
Tenure patterns point to demand depth extending beyond the immediate block group. Within the neighborhood, about 28% of housing units are renter-occupied, indicating a lower renter concentration; however, demographic statistics aggregated within a 3-mile radius show a materially higher renter share, broadening the prospective tenant base for a 60-unit asset. Households in the 3-mile radius have grown over the last five years and are projected to increase further, implying a larger tenant pool and support for occupancy stability.
Pricing context remains favorable for retention. Neighborhood median contract rents are moderate and rent-to-income ratios are manageable, which can underpin renewals. Home values are lower relative to national benchmarks, suggesting a more accessible ownership market; investors should account for some competition with for-sale options, but moderate rents and convenience-oriented amenities can sustain leasing. These dynamics are consistent with multifamily property research baselines for comparable Syracuse suburbs, based on WDSuite’s CRE market data.
Safety indicators are broadly around national norms for comparable neighborhoods, with recent data showing meaningful improvement year over year. According to WDSuite’s CRE market data, estimated property offenses declined markedly over the last 12 months, and violent offenses also trended down, indicating an improving backdrop versus the prior year.
Investors should view this as a stabilizing signal rather than a guarantee; local conditions can vary by micro-location. Comparing neighborhood trends to metro and national context suggests risk is manageable and trending positively for long-term operators focused on retention and steady tenancy.
Nearby employers provide a practical commuting base that can support leasing and retention for workforce-oriented units. Notable organizations within a short drive include ADP and WestRock.
- ADP Syracuse — payroll & HR services (0.96 miles)
- WestRock — packaging & paper products (2.0 miles)
This 60-unit asset at 100 Kellars Ln benefits from a suburban Liverpool location where neighborhood occupancy is elevated and has improved over time, supporting cash flow stability. According to CRE market data from WDSuite, the neighborhood’s occupancy performance ranks near the top of Syracuse submarkets, while rent levels and rent-to-income ratios remain manageable—favorable for renewal rates and steady collections.
Built in 1975, the property is newer than much of the local housing stock, giving it competitive positioning versus older inventory while still leaving scope for targeted modernization of systems and finishes to drive value-add returns. Demographic statistics aggregated within a 3-mile radius indicate household growth and a larger renter pool over time, which can sustain demand. Balanced against these strengths, relatively accessible home values in the area suggest some competition from for-sale options, so underwriting should emphasize operational execution and amenity relevance.
- Elevated neighborhood occupancy with improving trend supports income stability
- 1975 vintage is competitive versus older local stock, with modernization upside
- 3-mile radius shows growing households and renter pool, aiding leasing depth
- Moderate rents and manageable rent-to-income ratios support retention
- Risk: more accessible ownership market introduces competition, requiring disciplined asset management