| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Best |
| Demographics | 62nd | Best |
| Amenities | 14th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20 Gardner Pl, Oneonta, NY, 13820, US |
| Region / Metro | Oneonta |
| Year of Construction | 1989 |
| Units | 110 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20 Gardner Pl Oneonta Multifamily Investment Opportunity
Inner-suburb location with a sizable renter base supports steady leasing, while neighborhood rents remain mid-market and generally aligned with local incomes, according to WDSuite s CRE market data.
Situated in an inner-suburb pocket of Oneonta, the property benefits from neighborhood fundamentals that are competitive among Oneonta neighborhoods. Parks access is a relative strength (top tier locally and strong nationally), providing day-to-day livability that helps with resident retention. By contrast, dining, grocery, and everyday services are thinner within the immediate neighborhood, so residents typically draw from broader Oneonta for conveniences a manageable trade-off investors should factor into marketing and renewal strategies.
Neighborhood rent levels trend in the mid-range for the region, and the rent-to-income profile indicates manageable affordability pressure, which can support lease retention and limit turnover risk when managed proactively. The average school ratings are around the national middle, which is serviceable for a workforce-oriented renter base but unlikely to be a primary demand driver.
Occupancy at the neighborhood level has trailed national performance in recent years, signaling the need for active leasing and asset management to achieve stability. That headwind is partially offset by a high share of renter-occupied housing in the neighborhood, which expands the addressable tenant base for multifamily assets.
Demographic indicators aggregated within a 3-mile radius show households increasing alongside smaller average household sizes, pointing to a larger renter pool over time and potential demand for apartments that fit one- and two-bedroom living. Projections over the next several years suggest growth in both households and incomes, which, if realized, would support occupancy stability and measured rent growth for well-positioned assets.
The property s 1989 vintage is newer than much of the surrounding housing stock. That relative youth can be a competitive advantage versus older buildings locally, while still leaving room for targeted modernization (systems, common areas, curb appeal) to capture value-add upside.
Comparable neighborhood-level safety data is limited for this area. Investors should benchmark crime trends against the broader Oneonta metro and rely on multiple sources for underwriting. When data is incomplete, a prudent approach is to underwrite conservative security, lighting, and access-control measures and validate assumptions during due diligence.
Regional employment is diversified at a metro scale, with commuting access to established corporate offices that can support renter demand for workforce housing. The list below highlights a notable nearby employer.
- Frontier Communications telecommunications (27.4 miles)
20 Gardner Pl offers scale at 110 units with a 1989 vintage that is newer than much of the surrounding housing stock, creating a platform for light-to-moderate renovations to enhance competitiveness against older inventory. Neighborhood-level occupancy has been softer than national trends, but a deep renter-occupied housing presence and mid-market rents create a workable path to stabilization with focused leasing and asset management, based on CRE market data from WDSuite.
Demographic trends within a 3-mile radius point to growth in households and a shift toward smaller household sizes, expanding the renter pool for conventional units over the medium term. Parks access is a local strength, while limited immediate retail requires positioning around convenience to regional nodes. Overall, the thesis favors steady, operations-driven returns with identifiable value-add levers.
- 110-unit scale with 1989 vintage supports cost-efficient renovations and competitive positioning versus older local stock
- Mid-market rents and manageable rent-to-income dynamics support retention and pricing discipline
- High neighborhood renter concentration and 3-mile household growth expand the tenant base and support occupancy stability
- Strong park access enhances livability; target amenities and marketing to offset thinner immediate retail
- Risk: Neighborhood occupancy trends have lagged nationally plan for active leasing, competitive concessions, and focused turn management