| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Good |
| Demographics | 65th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4101 Pine Hollow Dr, Liverpool, NY, 13090, US |
| Region / Metro | Liverpool |
| Year of Construction | 1975 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4101 Pine Hollow Dr, Liverpool 24-Unit Multifamily Investment
Neighborhood occupancy runs high and has strengthened in recent years, supporting income stability for a 1975-vintage, 24-unit asset, according to CRE market data from WDSuite.
Located in an inner suburb of the Syracuse, NY metro, the neighborhood carries a B- rating and sits near the metro median (rank 132 of 247). Occupancy in the surrounding neighborhood is elevated at 99.2% and ranks 30 out of 247, placing it in the top quartile among Syracuse neighborhoods and around the 94th percentile nationally—an indicator of stable leasing conditions rather than a short-term anomaly.
Within a 3-mile radius, the renter-occupied share is roughly one-third of housing units, signaling a meaningful tenant base for small to mid-size multifamily. Household counts have increased over the past five years and are projected to expand further by 2028, pointing to a larger renter pool and support for occupancy and renewal rates.
Ownership costs are comparatively lower by national standards (neighborhood home values sit below the U.S. median), which can introduce some competition from entry-level ownership. At the same time, WDSuite s commercial real estate analysis indicates rent-to-income levels are favorable for retention (rent burden sits in a stronger national percentile), supporting lease stability and measured pricing power.
Amenity density inside the neighborhood core ranks at the bottom of the metro (e.g., local retail, cafes, and parks rank 247 out of 247), so residents typically access shopping and services in nearby corridors. For investors, this skews the location toward car-oriented renters and workforce households rather than lifestyle-driven demand.
Vintage and positioning: The property s 1975 construction is modestly older than the local average vintage (1980), which points to potential capital planning needs but also value-add opportunities through targeted interior updates and systems modernization to stay competitive against newer stock.
Safety indicators for the neighborhood are around the national median overall, with crime performance competitive among Syracuse neighborhoods (rank 96 of 247). According to WDSuite, estimated property offenses have trended down materially over the past year, while violent incidents show a recent uptick a mixed but trackable pattern investors should monitor as part of ongoing risk management.
In short, conditions are comparable to many U.S. neighborhoods, with recent improvement in property-related incidents and mid-pack standing locally. Investors can underwrite to current patterns and review year-over-year trend lines rather than assuming linear improvement.
The area draws on a broad employment base with commute-friendly access to nearby corporate offices that support steady renter demand, including ADP and WestRock.
- ADP Syracuse business services/payroll (4.3 miles)
- WestRock packaging & paper products (6.7 miles)
This 24-unit, 1975-vintage property is positioned in a high-occupancy inner-suburban neighborhood where leasing has remained tight and trended stronger over the last five years. Based on CRE market data from WDSuite, neighborhood occupancy ranks in the top quartile locally and near the top decile nationally, supporting stable cash flow assumptions. Within a 3-mile radius, a sizable renter cohort and increasing household counts point to ongoing tenant demand and renewal depth.
The vintage suggests some capital planning and value-add potential, while relatively accessible home values by national standards may temper near-term pricing power and require sharper asset differentiation. Favorable rent-to-income positioning, however, supports retention and measured rent growth, especially as households in the area continue to expand through 2028.
- High neighborhood occupancy with strengthening trend supports income stability.
- 3-mile household growth signals a larger renter pool and leasing resilience.
- 1975 construction offers value-add potential via targeted renovations and systems updates.
- Favorable rent-to-income positioning supports renewal rates and disciplined rent steps.
- Risks: lower in-neighborhood amenity density and relatively accessible ownership options may require competitive finishes and management.