| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 18th | Poor |
| Demographics | 30th | Poor |
| Amenities | 5th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16 Trout Lake St, Edwards, NY, 13635, US |
| Region / Metro | Edwards |
| Year of Construction | 1980 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16 Trout Lake St, Edwards NY Multifamily Investment
In a rural submarket where neighborhood occupancy has improved in recent years, this 25‑unit asset benefits from stable renter demand and low rent-to-income pressure, according to WDSuite’s CRE market data.
Edwards is a Rural neighborhood in the Ogdensburg–Massena metro with limited retail and lifestyle options, reflected by low amenity availability relative to both metro and national benchmarks. Investors should underwrite with the expectation that residents rely on regional destinations for shopping and services, which can favor longer tenures but reduces walkable convenience.
Neighborhood occupancy sits above the metro median and has trended upward over the past five years, a constructive signal for lease stability in smaller assets. However, the area’s renter concentration is modest (a minority of housing units are renter‑occupied), indicating a shallower tenant pool and the need for disciplined leasing and retention strategies.
Homeownership costs in the neighborhood are lower than in most U.S. areas, which can increase competition from entry‑level ownership. Offsetting this, rents are low relative to incomes (a top‑decile national profile), supporting retention and manageable affordability pressure but tempering near‑term pricing power. Framing this against broader CRE trends, the neighborhood ranks below the metro median overall, while occupancy performance is competitive among Ogdensburg–Massena neighborhoods.
Demographic statistics aggregated within a 3‑mile radius show population and households have grown in recent years and are projected to expand further through 2028, pointing to a gradually larger tenant base over time. Household sizes are also trending higher locally, which can support demand for larger units or multi‑bedroom formats.
The property’s 1980 vintage is newer than the neighborhood’s older housing stock. That positioning can be advantageous versus pre‑1960 assets, while still requiring targeted capital planning for aging systems and select unit and common‑area updates to remain competitive.
Neighborhood‑level crime benchmarking is not available in the current dataset for this location. Investors should review municipal reports and insurer/lender guidance for recent trends and comparable‑area context before finalizing underwriting.
16 Trout Lake St offers small‑market stability characteristics: neighborhood occupancy has improved and sits above the metro median, rents remain manageable relative to local incomes, and 3‑mile demographics point to continued population and household expansion that can support a larger renter pool. Based on CRE market data from WDSuite, ownership costs remain accessible in this area, so underwriting should balance retention strength against measured rent‑growth assumptions.
Built in 1980, the asset is newer than much of the surrounding housing stock, providing a competitive baseline versus older properties while leaving room for targeted value‑add through system upgrades and interior renovations. Key risks include the rural setting with limited nearby amenities and a smaller renter base, which place a premium on efficient operations and conservative lease‑up planning.
- Neighborhood occupancy above metro median supports leasing stability
- Rents low relative to incomes aid retention and credit performance
- 3‑mile population and household growth expands the tenant base
- 1980 vintage newer than local stock; targeted value‑add potential
- Risks: rural amenity depth and smaller renter pool may limit rent growth