| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 72nd | Best |
| Amenities | 10th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 80 Riverside Dr, Canton, NY, 13617, US |
| Region / Metro | Canton |
| Year of Construction | 1972 |
| Units | 54 |
| Transaction Date | 2025-08-12 |
| Transaction Price | $2,300,000 |
| Buyer | SKB LIBERTY LLC |
| Seller | SABAD JOSEPH W |
80 Riverside Dr Canton NY Multifamily Value-Add
Neighborhood occupancy trends remain resilient and renter demand is durable, according to WDSuite’s CRE market data, supporting steady operations for a 1972, mid-sized asset near core services.
Canton’s neighborhood profile skews suburban with stable fundamentals that matter to multifamily investors. Neighborhood occupancy ranks 12th among 76 metro neighborhoods in Ogdensburg–Massena, indicating competitive performance locally and a national standing in the upper half for occupancy. The renter-occupied share is also strong for the metro (ranked 6th of 76), signaling a deep tenant base that can support leasing velocity and renewal outcomes.
Schools are a relative strength: the average school rating sits in the top quartile nationally and ranks 2nd of 76 in the metro, which can aid retention for family households and staff recruitment for nearby institutions. Amenities are lighter at the neighborhood level (amenities rank 30th of 76; low density of cafes, groceries, and parks), so residents typically rely on a small set of local options and regional nodes for shopping and services. This dynamic places a premium on property-level conveniences and on-site management to sustain leasing performance.
Home values are moderate versus many New York markets, and value-to-income measures sit near national midranges. In practice, this means ownership is comparatively attainable for some households, so pricing discipline and thoughtful unit positioning are important to maintain competitiveness; at the same time, higher-quality rentals remain attractive for households prioritizing location and flexibility over ownership.
Within a 3-mile radius, demographics point to gradual population growth and a rising household count over the past five years, with forecasts indicating additional household expansion and income gains. These shifts suggest a larger tenant base over time and support for occupancy stability and rent growth management, based on CRE market data from WDSuite. Median contract rents in the immediate neighborhood have trended upward over the last cycle, while rent-to-income levels sit in a manageable range, implying room for targeted upgrades without materially increasing affordability pressure.
Comparable, address-specific crime statistics are limited in the current dataset for this neighborhood. Investors typically benchmark safety using municipal and county resources alongside property-level history and insurer reports to assess trends and their potential influence on leasing and retention.
Given the absence of ranked crime metrics in WDSuite for this location, a practical approach is to corroborate conditions with local law enforcement summaries, recent incident trends, and neighboring submarket comparisons to round out underwriting assumptions.
Built in 1972, the 54‑unit property offers classic value‑add potential in a suburban neighborhood where occupancy is competitive within the Ogdensburg–Massena metro and renter-occupied housing is concentrated. The vintage suggests scope for systems upgrades and unit renovations to sharpen positioning against older local stock (average neighborhood construction year skews earlier), while maintaining an attainable rent profile that supports retention.
Within a 3‑mile radius, population and household counts have increased and are projected to expand further, pointing to a larger tenant base and support for steady absorption. According to CRE market data from WDSuite, neighborhood rents have risen over the last cycle with rent-to-income levels in a manageable range, indicating capacity for targeted improvements while preserving lease stability. The main watchpoints are lighter neighborhood amenities and potential competition from ownership options, both of which can be mitigated through property-level convenience features and prudent rent management.
- Competitive neighborhood occupancy and strong renter-occupied housing share support leasing stability
- 1972 vintage offers clear value‑add scope via interior updates and building systems modernization
- 3‑mile household growth and income gains expand the tenant base and support renewal performance
- Manageable rent-to-income context allows targeted upgrades without overextending affordability
- Risks: lighter neighborhood amenities and accessible ownership alternatives require pricing discipline and strong on-site services