| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Good |
| Demographics | 72nd | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 201 Boiceville Rd, Brooktondale, NY, 14817, US |
| Region / Metro | Brooktondale |
| Year of Construction | 1999 |
| Units | 122 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
201 Boiceville Rd, Brooktondale NY — Multifamily Investment Profile
Neighborhood indicators point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. This 122-unit asset benefits from a suburban setting with stable fundamentals in the Ithaca, NY region.
The property sits in a suburban neighborhood of the Ithaca, NY metro with a B- rating and historically strong occupancy. The neighborhood’s occupancy rate is high and ranks 6 out of 38 metro neighborhoods — top quartile locally and in the 91st percentile nationally — supporting leasing stability and lower downtime between turns.
Renter-occupied housing comprises roughly half of neighborhood units (ranked 8th of 38, top quartile among Ithaca neighborhoods), indicating a meaningful tenant base for multifamily operators. Median contract rents in the area are mid-market for the region, and the rent-to-income profile suggests manageable affordability, which can support retention while allowing disciplined revenue management.
Within a 3-mile radius, demographics show a smaller average household size and a solid professional footprint, with the share of adults holding a bachelor’s degree competitive among Ithaca neighborhoods (ranked 10th of 38) and in the top quartile nationally. While near-term population counts have fluctuated, projections indicate expansion in households over the next several years, implying gradual renter pool expansion and support for occupancy.
Local amenities are limited within the immediate neighborhood — cafes, groceries, parks, and pharmacies are sparse — so residents typically rely on nearby corridors and the broader Ithaca market for daily needs. For investors, this amenity-light setting argues for emphasizing on-site convenience and parking to strengthen leasing and renewal outcomes, a common finding in multifamily property research.
Home values in the neighborhood track below national medians, which can make ownership more accessible relative to higher-cost metros. For operators, that dynamic can introduce some competition from entry-level ownership, but it also narrows rent-to-income pressure and may support steady lease performance when paired with quality operations and resident experience.
Comparable neighborhood-level safety data is not available in this dataset. Investors typically benchmark the area against Tompkins County and the Ithaca metro to assess relative risk and trend direction, alongside property-level measures such as lighting, access control, and resident engagement. Standard diligence — including reviewing recent trend reports and coordinating with local officials — is recommended to contextualize conditions at the neighborhood scale.
Regional employment is anchored by advanced materials and manufacturing within commute range, which can support renter demand from skilled workers and stable household incomes. The list below highlights a major nearby employer relevant to the broader workforce draw.
- Corning — materials and specialty glass (39.5 miles) — HQ
Built in 1999, the asset is materially newer than the neighborhood’s older housing stock, which averages mid-20th century. That vintage positioning can provide competitive curb appeal and moderate near-term capital needs, while leaving room for targeted value-add in common areas and systems as they age. Occupancy in the neighborhood sits in the top quartile among 38 Ithaca neighborhoods, a backdrop that supports leasing stability and measured rent growth, based on CRE market data from WDSuite.
The 122-unit scale offers operational efficiencies in a suburban setting where renters rely on car access and on-site conveniences. Within a 3-mile radius, smaller household sizes and a strong share of degree holders suggest a reliable renter pool for well-managed units, though the amenity-light location and relatively accessible ownership costs warrant disciplined pricing and resident retention strategies.
- Newer 1999 vintage versus older neighborhood stock supports competitive positioning with manageable capital planning.
- Top-quartile neighborhood occupancy in the Ithaca metro underpins leasing stability and revenue consistency.
- 122-unit scale enables operating efficiency and on-site amenity strategies suited to a car-dependent area.
- Educated workforce within 3 miles signals depth in the renter pool for well-finished units.
- Risks: amenity-light neighborhood and comparatively accessible ownership options may temper pricing power; prudent retention and upgrade planning recommended.