| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 58th | Good |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7251 Janus Park Dr, Liverpool, NY, 13088, US |
| Region / Metro | Liverpool |
| Year of Construction | 1994 |
| Units | 100 |
| Transaction Date | 2013-10-20 |
| Transaction Price | $17,000,000 |
| Buyer | Capital Senior Housing |
| Seller | Affiliates of Spectrum |
7251 Janus Park Dr Liverpool 100-Unit 1994 Asset
Neighborhood multifamily occupancy is in the mid‑90s, suggesting durable leasing conditions for a 100‑unit property, according to WDSuite’s CRE market data.
Situated in Liverpool’s inner‑suburb context of the Syracuse, NY metro, the neighborhood carries an A rating and ranks 20th out of 247 metro neighborhoods, indicating a competitive positioning for renter demand and day‑to‑day livability. Neighborhood occupancy is strong and ranks 56 of 247, translating to above‑median performance in the metro and a top‑quartile standing nationally by percentile, which supports income stability for multifamily assets.
Amenity access is mixed: grocery coverage is competitive among Syracuse neighborhoods (80th national percentile), and childcare density also tests well against national peers. However, parks, pharmacies, and cafes are limited within the immediate neighborhood footprint. Investors should underwrite resident convenience around grocery and services while recognizing fewer recreational and cafe options nearby.
Renter‑occupied housing accounts for roughly two‑fifths of units locally (82nd national percentile for renter concentration), expanding the tenant base and helping sustain demand for professionally managed apartments. Median contract rents in the neighborhood sit in the mid‑range for the metro (65th national percentile), and the rent‑to‑income ratio of about one‑fifth indicates manageable affordability pressures that can aid retention and reduce turnover‑related leakage.
Demographics aggregated within a 3‑mile radius show stable to modestly improving fundamentals: households have inched higher recently, and forecasts point to additional household growth and smaller average household sizes over the next five years, implying a larger renter pool and steady absorption potential. The property’s 1994 vintage is slightly newer than the neighborhood’s average construction year (late 1980s), which can offer a competitive edge versus older stock while still warranting capital planning for systems modernization or value‑add repositioning.
Safety trends are mixed when viewed against broader benchmarks. By national percentile, violent‑offense risk levels test slightly better than the U.S. average, while property‑offense exposure trends closer to the middle and can be more variable year to year. Within the Syracuse metro comparison set (247 neighborhoods), the area sits around the middle of the pack. Recent estimates indicate some near‑term fluctuation, so investors should align onsite security, lighting, and resident‑engagement measures with operating standards typical for inner‑suburban properties.
Nearby employers provide a meaningful commuter base that supports workforce housing and day‑to‑day leasing velocity, particularly from corporate services and packaging operations noted below.
- ADP Syracuse — payroll & HR services (1.6 miles)
- WestRock — packaging & paper products (4.35 miles)
This 100‑unit, 1994 asset benefits from a neighborhood with resilient renter demand, above‑median metro occupancy, and NOI per unit performance that ranks among the stronger cohorts in the Syracuse area. The location’s renter‑occupied share is higher than national norms, broadening the tenant base and supporting leasing stability. According to CRE market data from WDSuite, neighborhood occupancy sits in the mid‑90s with national percentiles indicating top‑quartile strength, which underpins income consistency.
Forward‑looking demographics within a 3‑mile radius indicate rising household counts and smaller average household sizes, both supportive of renter pool expansion and steady absorption. The 1994 vintage is modestly newer than the local average, offering competitive positioning against older stock while still presenting potential value‑add through targeted interior updates, building‑systems upgrades, and common‑area enhancements.
- Strong neighborhood occupancy and competitive NOI per unit support income stability
- Elevated renter concentration expands the tenant base for a 100‑unit community
- 1994 vintage offers a relative edge versus older local stock with value‑add potential
- 3‑mile demographics point to household growth and sustained renter demand
- Risk: amenity gaps (parks/cafes) and mixed crime signals warrant proactive property management