| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Good |
| Demographics | 49th | Good |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 924 Circle Dr, Sidney, NY, 13838, US |
| Region / Metro | Sidney |
| Year of Construction | 1976 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
930 Circle Dr Sidney NY Multifamily Investment
Neighborhood data shows a high renter-occupied share, supporting a deeper tenant base and steady leasing potential, according to WDSuite’s CRE market data. Rent levels are generally accessible relative to incomes, which can aid retention while moderating near-term rent growth expectations.
The property sits in an Inner Suburb neighborhood that ranks 2 out of 47 locally with an A+ neighborhood rating, indicating competitive positioning within Delaware County. Amenities are a relative strength: cafés, restaurants, parks, and grocery options rank at the top of the 47-neighborhood metro comparison and track above national medians by percentile, offering day-to-day convenience that supports tenant satisfaction and retention.
Vintage matters for operations and leasing. The asset was built in 1976, which is newer than the neighborhood’s average construction year (1934). That positioning typically improves competitive appeal versus older stock, though investors should plan for ongoing capital needs tied to aging systems and targeted modernization to sustain leasing velocity.
Tenure patterns indicate meaningful multifamily demand: the neighborhood’s share of renter-occupied housing is near the top among 47 local neighborhoods (top quartile). This supports a deeper renter pool and can help stabilize occupancy, particularly for workforce housing product. At the same time, overall occupancy at the neighborhood level trends below national averages, suggesting leasing performance benefits from hands-on management, disciplined renewals, and attention to move-in readiness.
Affordability context is mixed but workable for multifamily. Neighborhood rents benchmark in the lower national percentiles, while home values are also on the lower end nationally. Lower ownership costs can create competition with entry-level ownership, but accessible rents and a modest rent-to-income ratio point to manageable affordability pressure and potential for solid lease retention. Average school ratings at roughly the national median support family-oriented demand, though not as a distinct competitive advantage.
Specific, comparable crime metrics for this neighborhood are not published in the provided dataset. Investors typically benchmark neighborhood safety by comparing recent trends against county and state levels, reviewing multi-year direction rather than single-period readings. On-site measures such as lighting, access control, and resident engagement can also support perceived safety and retention.
Regional employers contribute to the renter base through commute-oriented demand. Notable among them is Frontier Communications, which provides stable office employment within driving distance.
- Frontier Communications — corporate offices (26.9 miles)
This 36-unit, 1976-vintage asset offers a practical value-add and cash-flow screen in a renter-oriented pocket of Sidney. The neighborhood’s top-tier local ranking and strong amenity access support day-to-day livability, while a high share of renter-occupied housing indicates a deeper tenant base. According to CRE market data from WDSuite, local rent and home value benchmarks skew lower nationally, which can aid lease retention but may temper outsized rent growth expectations without renovation or repositioning.
From an operations standpoint, investors should underwrite ongoing CapEx for systems and interiors typical of 1970s construction, and lean on active leasing and renewal management given neighborhood occupancy reads below national norms. The trade-off is a defensible affordability profile and proximity to everyday amenities that can help sustain occupancy and reduce turnover when paired with targeted upgrades.
- Renter-occupied housing share in the top tier locally, supporting a larger tenant base and demand depth.
- 1976 construction is newer than the neighborhood average, with value-add and modernization potential to drive rents.
- Amenity access (food, parks, groceries) ranks at the front of the local pack, aiding livability and retention.
- Affordability profile (lower national rent and value benchmarks) can support renewals and occupancy stability.
- Risk: Neighborhood occupancy trends below national averages require proactive leasing and renewal execution.