| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Good |
| Demographics | 46th | Good |
| Amenities | 19th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 28 US Route 20, Seneca Falls, NY, 13148, US |
| Region / Metro | Seneca Falls |
| Year of Construction | 1979 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
28 US Route 20, Seneca Falls NY — Income Housing Opportunity
Stabilized renter demand and modest rent levels in the surrounding neighborhood support durable cash flow potential, according to WDSuite’s CRE market data. Neighborhood metrics referenced here reflect the area around the property, not the asset itself.
The property sits in a suburban pocket of Seneca Falls rated “B” and ranked above the metro median among 22 neighborhoods. Neighborhood occupancy is around 91% (area metric), which is competitive among Seneca Falls neighborhoods and roughly in line with national norms, suggesting support for steady leasing and retention.
Livability is mixed. Restaurants are comparatively accessible for the metro (ranked near the top locally), and park access scores above many areas nationally, while everyday retail such as groceries, pharmacies, and cafes is sparse within the immediate neighborhood. For investors, this pattern typically favors car-oriented renters and workforce households rather than amenity-seeking urban tenants.
Tenant base depth is reinforced by a renter-occupied share of housing units near two-fifths in the neighborhood (area tenure), indicating a meaningful renter pool for multifamily demand. Median rent in the area remains relatively accessible and sits at a rent-to-income ratio around the low teens, which can support lease retention and measured pricing power over time.
Within a 3-mile radius, population and household counts have grown over the past five years, and forecasts indicate further increases alongside gradually smaller average household sizes. This trend points to a larger tenant base and more residents seeking efficient rental options, supporting occupancy stability. Home values in the area are lower than national medians, which can create some competition from entry-level ownership; however, it also helps sustain renter reliance on multifamily housing for those prioritizing flexibility.
Vintage context matters: neighborhood housing stock skews older (average construction year circa 1929), while this asset’s 1979 construction is newer than much of the local inventory. That positioning can reduce immediate system replacement risk versus pre-war stock, while still leaving room for targeted renovations and value-add to improve competitive standing.
School ratings for the neighborhood trend below national averages, which may matter for family-oriented demand, but the broader demographic mix—spanning young adults to older residents—supports diversified renter profiles aligned with workforce housing.
Area-level crime data specific to this neighborhood was not available in WDSuite’s dataset for the latest period. Investors typically compare neighborhood trends to metro and national baselines when data is available and incorporate on-the-ground diligence (property management feedback, local law enforcement resources) to inform underwriting assumptions.
Regional employers within commuting range contribute to a stable workforce renter base, with roles spanning packaging, life sciences, payroll services, beverages, and technology. The following employers and offices are the primary nearby drivers referenced for commute convenience and potential leasing stability.
- WestRock — packaging (31.2 miles)
- Thermo Fisher Scientific In Fairport Ny — life sciences offices (32.5 miles)
- ADP Syracuse — payroll & HR services (32.9 miles)
- Constellation Brands — beverages (34.8 miles) — HQ
- Xerox Corporation — technology & corporate offices (37.7 miles)
Built in 1979 with 32 units, the asset is newer than much of the surrounding housing stock, offering a relative operating advantage versus older pre-war properties while leaving scope for value-add upgrades. Neighborhood indicators point to durable renter demand: area occupancy hovers near the low-90s and the renter-occupied share is meaningful, supporting steady lease-up and retention. Within a 3-mile radius, recent and forecast growth in population and households, alongside smaller average household sizes, expands the tenant base for efficient units and supports occupancy stability over time.
Area rents benchmark as relatively accessible, and, according to CRE market data from WDSuite, the rent-to-income profile suggests manageable affordability pressure—favorable for retention and disciplined rent growth. Lower local home values compared to national medians can introduce some competition from ownership, but they also indicate a pragmatic renter pool that values flexibility and location fundamentals.
- 1979 vintage is newer than neighborhood average, reducing near-term system risk and enabling targeted value-add
- Area occupancy near the low-90s (neighborhood metric) supports cash flow durability
- 3-mile population and household growth with smaller household sizes expands the renter pool and supports leasing
- Accessible rent levels and balanced rent-to-income profile favor retention and measured pricing power
- Risks: limited immediate retail amenities, below-average school ratings, and potential competition from entry-level ownership