| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Best |
| Demographics | 46th | Good |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 120 River St, Oneonta, NY, 13820, US |
| Region / Metro | Oneonta |
| Year of Construction | 1995 |
| Units | 30 |
| Transaction Date | 2008-04-18 |
| Transaction Price | $485,986 |
| Buyer | ZION PROPERTIES LLC |
| Seller | OAK SQUARE HOUSING COMPANY |
120 River St, Oneonta NY Multifamily Investment Outlook
Renter concentration and amenity access support steady tenant demand, according to WDSuite’s CRE market data, while investors should underwrite to neighborhood occupancy that trails national norms.
Located in Oneonta’s inner-suburb fabric, the neighborhood ranks competitive among Oneonta’s 47 neighborhoods (ranked 3rd of 47), signaling strong local fundamentals for an income property. Food and daily-needs coverage are notable: restaurants and pharmacies score in the top quartile nationally, and grocery access is above average, supporting resident convenience and lease retention.
Neighborhood occupancy is reported below national averages, so underwrite to more measured lease-up velocity and focus on renewal management. At the same time, the share of renter-occupied housing units is slightly above half and high compared with neighborhoods nationwide, indicating a deep tenant base that supports multifamily absorption.
Within a 3-mile radius, WDSuite’s demographics show modest population growth with households expanding and average household size trending lower over the outlook period. For investors, this points to a gradually widening renter pool and steady demand for smaller-format units, which can support occupancy stability and consistent leasing performance.
Home values sit below large-metro price points, which can temper aggressive rent growth but also sustain renter reliance on multifamily housing. School ratings in this neighborhood trail metro peers, a consideration for family renters; however, proximity to daily services and dining remains a leasing advantage for workforce-oriented properties.
Comparable crime benchmarking for this neighborhood is limited in the available dataset. Investors typically contextualize safety using city and county trend reports alongside on-the-ground observations. Framing risk at the neighborhood—not block—level, a prudent approach is to incorporate modest security, lighting, and access controls into underwriting and operations, then track local trend changes over time.
Regional telecom employment provides commute-accessible jobs that can support renter demand and retention for workforce housing.
- Frontier Communications — telecom offices (27.0 miles)
Built in 1995 with 30 units, 120 River St is newer than much of the area’s housing stock, positioning it competitively against older inventory while leaving room for targeted modernization and systems updates. Neighborhood renter concentration is high relative to national norms, which supports a stable tenant base, though investors should budget for active leasing given neighborhood occupancy trends. According to multifamily property research from WDSuite, amenities and daily-needs access compare favorably, which can aid retention.
Ownership costs in the area are moderate compared with large metros, reinforcing steady reliance on rentals but limiting outsized pricing power. Demographics within a 3-mile radius indicate gradually expanding households and a widening renter pool over the next several years, supporting long-term cash flow durability when paired with disciplined renewal management and value-add execution.
- 1995 vintage offers competitive positioning versus older local stock, with clear modernization and energy-efficiency upside.
- High renter-occupied share indicates depth of tenant demand supporting occupancy stability.
- Strong daily-needs access (dining, grocery, pharmacy) supports retention and leasing consistency.
- Demographic outlook within 3 miles points to a gradually expanding renter pool, aiding long-term leasing.
- Risk: Neighborhood occupancy trails national averages; plan for proactive marketing, renewals, and underwriting to conservative lease-up assumptions.