| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Good |
| Demographics | 48th | Fair |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 42 Maplehurst Dr, Phoenix, NY, 13135, US |
| Region / Metro | Phoenix |
| Year of Construction | 1998 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
42 Maplehurst Dr, Phoenix NY Multifamily Opportunity
Renter concentration in the surrounding neighborhood supports a steady tenant base while overall occupancy runs below the metro, according to WDSuite’s commercial real estate analysis. A 1998 vintage positions the asset competitively versus older local stock with room for targeted upgrades.
Located in Phoenix within the Syracuse, NY metro, the property sits in an Inner Suburb neighborhood rated B+ and ranked 79 out of 247 neighborhoods—competitive among Syracuse neighborhoods. Based on CRE market data from WDSuite, the area offers everyday convenience with solid access to restaurants and groceries, though parks, pharmacies, and childcare are limited nearby.
For investors, the renter-occupied share of housing units is elevated relative to the metro (44.7%), indicating depth in tenant demand and potential support for leasing stability. Neighborhood occupancy is lower than the metro median, suggesting the need for disciplined lease management and potential concessions during slower seasons.
Within a 3-mile radius, recent years show population and household contraction, but forward-looking estimates indicate modest population growth and a notable increase in households with slightly smaller average household size. This points to a gradual expansion of the renter pool and a mix shift that can support steady demand for smaller units over time.
Home values are comparatively lower for the region, which can introduce some competition from ownership options. However, rent levels and a moderate rent-to-income ratio point to manageable affordability pressure for renters, supporting retention when paired with attentive lease and renewal strategies.
School ratings trend below national averages, which may temper family-driven demand but has less impact on renter segments prioritizing commute, value, and everyday amenities. Relative to the metro, the 1998 construction of this property is newer than the neighborhood’s older housing stock, providing a competitive edge and potential value-add via selective modernization rather than heavy capital replacements.
Safety indicators are mixed but generally compare favorably in broader context. The neighborhood’s overall crime profile is competitive among Syracuse neighborhoods (ranked 61 out of 247), and national comparisons suggest violent incidents are relatively low (top decile nationally). At the same time, year-over-year figures indicate volatility in property-related incidents, which argues for routine security measures and strong lighting/visibility around common areas.
Investors should view these signals as neighborhood-level context rather than property-specific conditions. Monitoring local trends and coordinating with property management on preventative steps can help sustain leasing and tenant satisfaction.
Nearby employment anchors provide commute convenience for renters, with access to corporate offices that support day-to-day leasing fundamentals. The following employers reflect the immediate draw for workforce tenants.
- ADP Syracuse — payroll & HR services (11.0 miles)
- WestRock — paper & packaging (13.1 miles)
This 24-unit asset, built in 1998, is newer than much of the neighborhood’s housing stock, reducing near-term capital exposure versus older comparables while preserving value-add potential through modernizations and amenity refreshes. Investor fundamentals are underpinned by an above-metro renter-occupied share that supports tenant depth, everyday amenity access, and manageable rent-to-income dynamics that can aid retention. According to CRE market data from WDSuite, neighborhood occupancy trends run below the metro median, so performance hinges on disciplined operations and targeted leasing tactics.
Demographic signals within a 3-mile radius show recent softness but forecast an increase in households alongside smaller household sizes—conditions that can steadily expand the renter pool. Lower regional home values may introduce ownership competition, yet they also reinforce the appeal of well-managed, turnkey rentals for residents prioritizing convenience and flexibility.
- 1998 vintage competes well against older local stock, with selective upgrades offering value-add upside
- Elevated renter-occupied share supports tenant depth and leasing stability
- Everyday amenities (restaurants and groceries) nearby bolster convenience-driven demand
- Forecast household growth and smaller household sizes point to gradual renter pool expansion
- Risks: below-metro occupancy, mixed school ratings, and some ownership competition require disciplined operations