| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Best |
| Demographics | 61st | Good |
| Amenities | 21st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7170 Obrien Rd, Syracuse, NY, 13209, US |
| Region / Metro | Syracuse |
| Year of Construction | 2008 |
| Units | 41 |
| Transaction Date | 2008-06-12 |
| Transaction Price | $100,000 |
| Buyer | LORETTO OBRIEN ROAD HOUSING DEV FUND COMPANY |
| Seller | GLR DEVELOPERS LLC |
7170 Obrien Rd, Syracuse NY — 41-Unit Multifamily
Neighborhood apartment occupancy is above the Syracuse metro median, suggesting stable leasing conditions, according to WDSuite’s CRE market data. Built in 2008, the asset competes well against older local stock while leaving room for targeted upgrades as systems age.
The property sits in a suburban neighborhood rated A- and ranked 58 out of 247 within the Syracuse metro, indicating competitive overall fundamentals without relying on premium urban rents. Neighborhood apartment occupancy ranks 120 of 247 — above the metro median — which supports steady collections and reduces lease-up risk in typical turnover periods.
Local convenience is anchored by grocery access that ranks 46 of 247, competitive among Syracuse neighborhoods and in a strong national percentile, while cafes, parks, childcare, and pharmacies are limited in immediate density. Average school ratings rank 18 of 247 and sit in a high national percentile, a family-friendly attribute that can aid retention for tenants prioritizing schooling.
Construction trends favor newer assets: the average neighborhood vintage is 1972, while this property was built in 2008. That newer profile enhances competitiveness versus older comparables, though investors should still plan for selective modernization and preventive capital work as building systems age.
Renter concentration at the neighborhood level is about one-third of housing units being renter-occupied (31.8%), implying a moderate multifamily tenant base. Within a 3-mile radius, demographics show recent population and household growth with projections of further increases over the next five years, pointing to a larger tenant base and potential renter pool expansion that can help support occupancy stability. Home values are relatively accessible in context, so some households may weigh ownership; in turn, rent positioning and amenity updates remain important to sustain pricing power and lease retention, as informed by multifamily property research from WDSuite.
Affordability indicators are manageable for operations: neighborhood rent-to-income is near one-fifth, which can support retention and lower bad debt risk. Median asking rents track around the metro middle, and five-year rent growth has been positive, reinforcing durable, workforce-oriented demand rather than top-of-market pricing.
Safety metrics are mixed relative to peers. The neighborhood’s crime rank is 142 out of 247 in the Syracuse metro, placing it below the metro median for safety, while national comparisons land near the middle of U.S. neighborhoods. Recent trends show property offenses easing year over year, whereas violent incidents increased versus the prior year — a dynamic to monitor through on-site measures and resident screening policies. These figures describe neighborhood-level conditions, not the property itself, and should be considered alongside standard security and management practices.
Proximity to established employers supports workforce housing demand and commute convenience for residents. Nearby corporate offices include ADP and WestRock, which can help underpin leasing stability for a mid-sized asset.
- ADP Syracuse — payroll & HR services (5.2 miles)
- WestRock — packaging & paper products (5.7 miles)
7170 Obrien Rd offers a 41-unit footprint built in 2008, providing a newer competitive set versus a neighborhood average vintage from the early 1970s. Neighborhood occupancy sits above the metro median and rent-to-income runs near one-fifth, supporting day-to-day collections and lease retention while allowing for measured rent growth tied to incremental upgrades. According to CRE market data from WDSuite, school quality ranks strongly within the metro and grocery access is competitive, both of which can reinforce resident stickiness even in a suburban setting with fewer discretionary amenities nearby.
Forward-looking demographics within a 3-mile radius indicate population and household growth, expanding the renter pool and helping stabilize occupancy over time. At the same time, relatively accessible home values in the area mean operators should emphasize value—maintaining competitive rent positioning and targeted in-unit and curb-appeal improvements to sustain pricing power against ownership options.
- 2008 vintage vs. older local stock — competitive now with selective modernization upside
- Neighborhood occupancy above metro median supports collections and leasing stability
- Strong school rankings and competitive grocery access aid tenant retention
- 3-mile population and household growth enlarge the tenant base over time
- Risk: accessible ownership options and mixed safety trends require disciplined rent strategy and on-site measures