| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Best |
| Demographics | 57th | Good |
| Amenities | 31st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Cornelia St, Plattsburgh, NY, 12901, US |
| Region / Metro | Plattsburgh |
| Year of Construction | 1975 |
| Units | 35 |
| Transaction Date | 2006-06-14 |
| Transaction Price | $942,000 |
| Buyer | SABA RANDA |
| Seller | ZUKOWSKI EDWARD |
100 Cornelia St, Plattsburgh Multifamily Investment
Renter-occupied housing is concentrated in this neighborhood and occupancy trends sit above the metro median, supporting steady tenant demand, according to WDSuite s CRE market data. Positioning focuses on durable cash flow in an Inner Suburb location with accessible rents relative to area incomes.
Located at 100 Cornelia St in Plattsburgh s Inner Suburb, the property sits in a neighborhood rated A and ranked 5 out of 50 metro neighborhoods, placing it in the top quartile locally. Neighborhood occupancy is above the metro median (rank 18 of 50), signaling reasonably stable leasing conditions for multifamily assets.
The area features strong park access and childcare density (both among the highest ranks locally), while immediate retail and dining are relatively limited within the neighborhood footprint. Average school ratings trail metro and national norms, which can influence appeal for family renters and may require thoughtful leasing strategies.
The neighborhood skews toward renter-occupied housing (roughly six in ten units are renter-occupied; rank 2 of 50), indicating a deep tenant base and reinforcing demand for professionally managed apartments. Within a 3-mile radius, households grew over the last five years and are projected to rise further through 2028, pointing to renter pool expansion and support for occupancy stability.
Built in 1975, the asset is newer than much of the surrounding housing stock (neighborhood average vintage skews early 1900s), which can be a competitive advantage versus older buildings. That said, systems are mid-life by multifamily standards, so investors should plan for ongoing capital improvements and selective renovations to sustain positioning.
Safety indicators present a nuanced picture. Nationally, the neighborhood sits in a favorable position, with property-crime measures in the top percentile and violent-crime measures in the top decile compared with neighborhoods nationwide. At the metro level, rankings can vary by subarea, and recent year-over-year readings show an uptick in violent incidents, so ongoing monitoring is prudent.
For context, the neighborhood s overall crime rank is 4 out of 50 metro neighborhoods, while property-crime metrics are particularly strong (rank 3 of 50 and top percentile nationally). Investors should weigh the supportive national standing against metro variability and near-term trend noise when underwriting.
This 35-unit, 1975-vintage property aligns with a renter-heavy submarket where neighborhood occupancy trends are above the metro median and rents remain accessible relative to incomes (rent-to-income around 0.19). Based on commercial real estate analysis from WDSuite, the combination of deep renter concentration, steady household growth within a 3-mile radius, and positioning newer than much of the area s housing stock supports durable demand with value-add potential through targeted upgrades.
Forward-looking dynamics are constructive: households are projected to increase and the renter share is expected to rise, reinforcing the tenant base and aiding lease stability. Key underwriting considerations include modest amenity/retail density within the neighborhood, below-average school ratings that may affect some segments, and ongoing capital planning typical for mid-1970s construction.
- Renter-heavy neighborhood and above-metro occupancy support stable demand
- 1975 vintage offers value-add potential versus older local stock
- Household growth within 3 miles and rising renter share bolster leasing
- Accessible rents relative to incomes aid retention and pricing discipline
- Risks: limited neighborhood retail/amenities, weaker school ratings, and mid-life CapEx needs