| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Good |
| Demographics | 48th | Fair |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 22 Maplehurst Dr, Phoenix, NY, 13135, US |
| Region / Metro | Phoenix |
| Year of Construction | 1992 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
22 Maplehurst Dr — 1992-Built, 40-Unit Multifamily in Phoenix, NY
Renter concentration in the surrounding neighborhood is elevated for the Syracuse metro, supporting a deeper tenant base, according to WDSuite’s CRE market data. The 1992 vintage positions the asset competitively versus older local stock while leaving room for targeted systems and common-area upgrades.
Phoenix sits within the Syracuse metro’s inner suburbs, offering everyday convenience more typical of established residential nodes than exurban locations. Neighborhood amenities score competitively, with cafes and groceries per square mile ranking well among 247 metro neighborhoods and landing in the upper national percentiles, which supports daily needs and helps with leasing appeal.
Rents in the neighborhood track near national mid-range levels, and neighborhood occupancy is measured at the neighborhood level rather than this property; recent readings indicate some softness relative to stronger submarkets, suggesting that operations benefit from hands-on leasing and renewals. Notably, the share of housing units that are renter-occupied is high for the metro (84th percentile nationally), indicating a broad renter pool that supports demand for multifamily units.
Schools in the area average below national medians, which may shift the tenant mix toward households prioritizing commute and value over top-tier school ratings. Home values are lower than many U.S. neighborhoods, a context that can create some competition with ownership options; however, rent-to-income levels indicate manageable affordability for renters, which can aid retention and stabilize cash flows.
Demographic statistics are aggregated within a 3-mile radius. The area saw population and household contraction in the prior five-year period, but forecasts point to modest population growth and a meaningful increase in households, implying smaller average household sizes and a potential expansion of the renter pool that can support occupancy stability over time.
Safety conditions, measured at the neighborhood level, compare favorably within the Syracuse metro and are slightly better than national averages overall. The neighborhood’s safety rank sits in a stronger tier (ranked 61 out of 247 metro neighborhoods), indicating performance above the metro median. Nationally, overall safety aligns around the upper half of neighborhoods.
Violent-offense indicators are particularly favorable, landing in a high national percentile, while recent data show a year-over-year uptick in property offenses. Investors should interpret this as a mixed but serviceable safety profile: comparatively solid on serious incidents, with property-related categories warranting routine risk management (lighting, access control, and resident engagement).
Nearby employment is anchored by regional corporate offices that support steady commuter demand and leasing retention, particularly for workforce-oriented renters. Notable employers include ADP and WestRock, both within a manageable drive of the property.
- ADP Syracuse — corporate offices (11.0 miles)
- WestRock — packaging & paper corporate offices (13.1 miles)
The 1992 construction is newer than much of the surrounding housing stock, offering a competitive edge versus older assets while preserving value-add potential through selective interior and systems updates. Neighborhood-level renter concentration is high for the Syracuse metro, supporting a deeper tenant base and aiding occupancy stability even as the broader submarket exhibits only moderate tightness.
Within a 3-mile radius, recent contraction gives way to projected household growth and income gains, suggesting a larger tenant base and improved rent coverage over the medium term. Lower local home values can introduce competition from entry-level ownership, but rent-to-income levels indicate manageable affordability that can support retention. Based on CRE market data from WDSuite, amenity access compares well within the metro, which can help leasing velocity and renewal performance.
- 1992 vintage offers relative competitiveness versus older stock, with clear scope for targeted renovations
- High neighborhood renter-occupied share supports depth of demand and occupancy stability
- Amenity access (cafes, groceries, restaurants) compares well within the Syracuse metro, aiding leasing
- Forecast household growth within 3 miles points to a larger tenant base over time
- Risk: Lower home values may compete with rentals; disciplined lease management and upgrades are key