| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Best |
| Demographics | 37th | Fair |
| Amenities | 6th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6232 County Road 27, Canton, NY, 13617, US |
| Region / Metro | Canton |
| Year of Construction | 1984 |
| Units | 21 |
| Transaction Date | 1999-02-16 |
| Transaction Price | $335,000 |
| Buyer | CANFIELD GARY A |
| Seller | BARBARA RAY & STEVE DEV CORP |
6232 County Road 27 Canton NY Multifamily Opportunity
Neighborhood-level occupancy is at the top of the Ogdensburg–Massena metro with a high share of renter-occupied units, according to WDSuite’s CRE market data. This suggests durable tenant demand in the immediate area, though metrics reflect the surrounding neighborhood rather than the specific property.
The property is situated in a suburban pocket of Canton with a B+ neighborhood rating and metro-leading occupancy. WDSuite indicates the neighborhood ranks first out of 76 metro neighborhoods for occupancy and sits in the top percentile nationally, signaling stable leasing conditions that can support consistent cash flow at the asset level.
Renter-occupied housing accounts for a notably high share of local units (ranked near the top of the 76-neighborhood metro and high nationally), pointing to a deep tenant base for small and mid-sized multifamily. Within a 3-mile radius, the population and household counts have expanded in recent years and are projected to continue growing, which generally supports occupancy stability and absorption.
Home values in the neighborhood sit below national norms, which can introduce some competition from ownership options; however, the combination of elevated renter concentration and metro-leading occupancy suggests many households continue to rely on rental housing. Amenity density is limited locally (few grocers, pharmacies, and childcare within the neighborhood), so residents typically draw from broader Canton–Potsdam services, a consideration for leasing and retention.
The subject’s 1984 vintage is newer than the area’s older housing stock (average vintage skews mid-20th century). That positioning can be competitive versus older comparables, while still warranting selective system upgrades or common-area refreshes to support rent attainment and reduce near-term capex surprises.
Comparable, block-level crime metrics are not available in WDSuite for this specific neighborhood. Investors typically evaluate safety using multi-year trends from local police data, municipal reports, and property-level incident histories, then compare those findings to nearby Canton and broader Saint Lawrence County benchmarks to assess tenant retention and risk management.
This 21-unit asset benefits from neighborhood conditions that favor stable tenancy: metro-leading occupancy, a high share of renter-occupied housing, and a 3-mile radius showing increases in population and households. According to CRE market data from WDSuite, the surrounding neighborhood ranks first for occupancy among 76 metro neighborhoods, reinforcing the case for consistent leasing while broader household growth points to a larger renter pool over time.
Built in 1984, the property is newer than much of the local housing stock, offering a competitive position versus older inventory. Investors should underwrite for targeted modernization and consider that lower home values in the area can moderate pricing power; however, the elevated renter concentration and limited new supply locally help sustain demand and support lease retention.
- Metro-leading neighborhood occupancy supports leasing stability
- High renter-occupied share indicates a deep tenant base
- 1984 vintage offers competitive positioning versus older stock with manageable upgrade scope
- Growing households within 3 miles expand the renter pool
- Risks: limited nearby amenities and more accessible ownership can temper rent growth; plan for selective capex