| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Good |
| Demographics | 48th | Fair |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 32 Maplehurst Dr, Phoenix, NY, 13135, US |
| Region / Metro | Phoenix |
| Year of Construction | 1993 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
32 Maplehurst Dr Phoenix NY Multifamily Investment
Renter-occupied housing sits near the mid-40% range in the neighborhood, supporting a workable tenant base according to WDSuite’s CRE market data. Occupancy patterns are steadier than many older submarkets nearby, aided by local service amenities and commute access into the Syracuse metro.
Situated in Phoenix, NY (Syracuse metro), the neighborhood rates B+ and is competitive among 247 Syracuse neighborhoods, suggesting solid livability fundamentals for workforce multifamily. Cafes and grocery options rank above the metro median (ranks 16 and 30 of 247, respectively), while parks and pharmacies are limited, indicating residents rely on nearby corridors for select services. Average school ratings trend below national norms (about 2.0 out of 5), which investors often factor into leasing strategy and tenant mix.
The property’s 1993 vintage is materially newer than the area’s older housing stock (average construction year 1913). That age gap supports competitive positioning versus prewar assets, though investors should plan for modernization of building systems and common areas to meet current renter expectations.
Neighborhood occupancy is below the metro median, but a renter-occupied share around 44.7% points to meaningful multifamily demand depth and a stable pool of prospective tenants. Median contract rents are moderate for the region, and a rent-to-income ratio near 0.19 suggests manageable affordability pressures that can aid retention and reduce turnover risk relative to higher-cost submarkets.
Within a 3-mile radius, population declined over the past five years while household sizes edged smaller; forward-looking estimates point to modest population recovery with an increase in total households. For investors, a growing household count and smaller average household size can translate to a broader renter pool and support for occupancy, even as overall population trends remain mixed. Home values in the neighborhood are lower than many national peers, which can introduce some competition from ownership options; leasing strategies and unit finishes should align to preserve pricing power and absorption.
Based on WDSuite’s CRE market data, overall crime levels are competitive among Syracuse neighborhoods (rank 61 out of 247), and the area performs modestly above the national midpoint for safety. Violent incidents benchmark in the higher national safety percentile with an improving year-over-year trend, while property-related activity varies by micro-area and should be monitored as part of ongoing asset management.
Investors typically view this profile as supportive of workforce housing, with relative safety helping retention. Still, sub-neighborhood variation is common in smaller metros; prudent operators track trends and coordinate with residents on basic security measures.
Proximity to regional employers provides commute convenience that can support renter demand and retention, particularly for office and light industrial roles. Nearby employers include ADP and WestRock, which anchor a mix of business services and packaging operations in the Syracuse area.
- ADP Syracuse — payroll & HR services (10.9 miles)
- WestRock — paper & packaging (13.1 miles)
This 24-unit, 1993-vintage asset stands out in a neighborhood dominated by older housing, offering relative competitiveness against prewar stock while still benefiting from a meaningful renter-occupied share. According to commercial real estate analysis from WDSuite, moderate rents and a manageable rent-to-income profile support retention, while 3-mile projections indicate more households and smaller household sizes—factors that can expand the renter base even if overall population growth is modest.
Operationally, occupancy at the neighborhood level trends below the metro median, underscoring the importance of targeted leasing and value-forward unit improvements. The vintage implies manageable near-term capex compared with much older assets, yet investors should plan for system updates and selective renovations to sharpen positioning versus ownership alternatives in a lower-cost market context.
- 1993 construction offers an advantage versus predominantly prewar neighborhood stock
- Moderate rents and rent-to-income dynamics support retention and leasing stability
- 3-mile outlook shows more households and smaller sizes, expanding the renter pool
- Employer access to Syracuse-area business services supports workforce demand
- Risks: below-metro median occupancy, fewer nearby parks/pharmacies, and competition from ownership options