| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Best |
| Demographics | 33rd | Poor |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11 North St, Mexico, NY, 13114, US |
| Region / Metro | Mexico |
| Year of Construction | 1989 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11 North St, Mexico NY 24-Unit Multifamily Investment
Leasing conditions in the surrounding neighborhood point to occupancy stability and dependable renter demand, based on commercial real estate analysis from WDSuite. With modest rent levels and a rural setting, the asset’s positioning favors steady cashflow over flashier growth narratives.
Located in rural Oswego County within the Syracuse, NY metro, the neighborhood shows strong occupancy performance that ranks 37 out of 247 metro neighborhoods — a top quartile nationally signal for stability according to WDSuite’s CRE market data. This supports predictable leasing and lower downtime risk for a 24-unit asset like 11 North St.
Livability features are limited in a low-density setting: cafe and park density is sparse, while grocery and pharmacy access are present but not concentrated. Schools rate below national averages, which may influence unit mix and expected tenant profiles more toward value-seeking households than school-driven movers.
Tenure patterns suggest a balanced but modest renter base at the neighborhood level and about three in ten housing units renter-occupied within a 3-mile radius, indicating a workable pool of tenants without excessive turnover. In the same 3-mile radius, recent increases in households alongside smaller average household sizes point to continued renter pool expansion and support for occupancy stability.
Home values in the area are comparatively accessible, which can create some competition with ownership options; however, lower absolute rent levels and the neighborhood’s high occupancy indicate that well-managed properties can sustain leasing and retention. Investors should underwrite rent-to-income with attention to affordability pressure and lease management rather than outsized rent growth.
Comparable crime data for this neighborhood is not available in the current WDSuite feed. Without metro rank or national percentile context, investors should rely on trend-oriented, multi-year public sources and property-level incident history for a clearer risk picture. Frame safety within broader leasing dynamics (tenant retention, insurance, and security line items) rather than block-level assumptions.
Regional employment is anchored by office and industrial employers within commuting distance of Mexico, supporting workforce housing demand for residents who travel toward the Syracuse corridor. The list below highlights nearby employers relevant to renter demand and retention.
- ADP Syracuse — payroll & HR services (24.7 miles)
- WestRock — packaging & paper products (27.5 miles)
Built in 1989, the property offers mid-vintage construction with potential for selective value-add—cosmetic updates and systems modernization can sharpen competitiveness against older local stock while keeping capital planning disciplined. Neighborhood occupancy sits in the top quartile nationally, and modest rent levels in a rural context point to durable leasing rather than volatility, according to CRE market data from WDSuite.
Within a 3-mile radius, households have been rising and are projected to continue growing, expanding the tenant base even as the area remains a high-ownership market. This combination supports steady absorption for well-priced units, while accessible ownership and limited nearby amenities suggest prudent underwriting on rent growth and renewal strategies.
- Strong neighborhood occupancy supports leasing stability and lower downtime risk.
- 1989 vintage offers clear, targeted value-add paths (interiors, common areas, systems).
- Growing household counts within 3 miles expand the renter pool and support retention.
- Accessible ownership options and limited amenity density are underwriting considerations that may temper rent growth.