| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Fair |
| Demographics | 43rd | Fair |
| Amenities | 5th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6216 US Route 11, Sandy Creek, NY, 13145, US |
| Region / Metro | Sandy Creek |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6216 US Route 11 Sandy Creek Multifamily Investment
Neighborhood occupancy is in the low-90s, supporting steady leasing potential for smaller assets, according to WDSuite’s CRE market data.
Sandy Creek is a rural neighborhood with sparse retail and service amenities, so residents typically rely on driving for daily needs. For investors, this car-oriented setting can favor longer tenancies among households seeking space and value, while requiring pragmatic assumptions on walkability-driven premiums.
Neighborhood occupancy trends sit around the national midpoint, signaling stable baseline demand rather than outsized competitive pressure. The renter-occupied share of housing units is in the low-to-mid 20% range, indicating a modest but durable tenant base for small multifamily when pricing is positioned to local incomes.
Within a 3-mile radius, population has edged down slightly in recent years while household counts have increased, pointing to smaller household sizes and a more distributed tenant base. Forward estimates show households continuing to expand even with flat-to-soft population, which can support occupancy stability for well-managed properties.
Ownership costs in the area are relatively accessible compared with higher-cost metros, which can introduce competition with entry-level homeownership. At the same time, rents benchmark as manageable against local incomes, supporting retention and measured pricing strategies grounded in commercial real estate analysis rather than rapid mark-to-market assumptions.
Safety indicators compare favorably to national norms, with violent-offense measures positioned in the top decile nationally and property offenses trending stronger than the U.S. average. This profile supports resident retention and leasing stability without relying on hyper-local claims.
At the metro level, neighborhood safety trends align with areas that are above the national midpoint, according to CRE market data from WDSuite. Investors should continue routine diligence and property-level security planning, but the broader context is supportive versus many peer rural submarkets.
Regional employment access is anchored by back-office and manufacturing-related employers within commuting distance, supporting workforce renter demand and lease retention potential at smaller properties.
- ADP Syracuse — business services (38.3 miles)
- WestRock — packaging manufacturing (41.2 miles)
Built in 1985, the property is newer than much of the local housing stock, which is an advantage versus prewar assets while still warranting selective capital planning for aging systems and light renovations. Neighborhood occupancy trends hover near the national midpoint and, per CRE market data from WDSuite, rents track reasonably to local incomes—factors that point to steady leasing rather than outsized volatility.
Within a 3-mile radius, slight population softness alongside growth in household counts suggests a stable or expanding renter pool even as household sizes shift. The market’s lower-cost ownership environment can cap near-term pricing power, but it also supports retention when operators prioritize value, maintenance, and service consistency at a 20-unit scale.
- 1985 vintage offers competitive positioning versus older local stock with targeted value-add upside
- Neighborhood occupancy around the national midpoint supports steady baseline demand
- Rents aligned to local incomes aid tenant retention and reduce turnover risk
- Workforce employment within commuting distance underpins leasing for smaller assets
- Risks: rural amenity depth and accessible homeownership can temper pricing power; small scale limits operating leverage