| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 75th | Best |
| Amenities | 15th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3 Fort Brown Dr, Plattsburgh, NY, 12903, US |
| Region / Metro | Plattsburgh |
| Year of Construction | 2012 |
| Units | 20 |
| Transaction Date | 2011-02-11 |
| Transaction Price | $160,000 |
| Buyer | ZUKOWSKI EDWARD |
| Seller | CORDIMAS THOMAS |
3 Fort Brown Dr Plattsburgh Multifamily Investment
Newer 20-unit asset positioned in an A+ inner-suburb neighborhood with steady renter demand, according to WDSuite’s CRE market data. Neighborhood occupancy trends and a solid renter base support durable cash flow potential.
This Inner Suburb location ranks 2 out of 50 neighborhoods in the Plattsburgh metro, indicating it is highly competitive among Plattsburgh neighborhoods based on WDSuite’s CRE market data. Neighborhood occupancy is above the metro median, and median contract rents benchmark in the upper tier locally, signaling resilient leasing conditions rather than outsized growth.
Renter-occupied housing accounts for a meaningful share of units in the neighborhood (ranked 6 of 50 in the metro and in the top quartile nationally), which points to a deep tenant base and supports occupancy stability for multifamily owners. Within a 3-mile radius, households have grown while average household size has trended smaller, expanding the renter pool and underpinning unit absorption.
Amenities in the immediate area are limited for cafes, grocery, parks, and restaurants, but childcare access scores strongly (near the top of metro rankings). For investors, this mix suggests resident convenience may skew toward regional retail nodes and employers rather than walkable lifestyle amenities, which can be offset by competitive pricing and on-site features.
Home values in the area are lower than many neighborhoods nationwide, which can introduce some competition from ownership options. Even so, elevated renter concentration and ongoing household growth within 3 miles generally sustain multifamily demand and support lease retention, while neighborhood-level occupancy sits above the metro median.
The property’s 2012 vintage is newer than the neighborhood’s average construction year (2008). Newer stock typically competes well against older inventory, though investors should still underwrite for routine system updates and potential light renovations to meet current renter expectations.
Standardized neighborhood crime metrics are not available in this dataset for this location. Investors typically review city and police department sources, tour at different times of day, and compare trends to nearby inner-suburb areas in the Plattsburgh metro for additional context.
Given the absence of comparable rank or percentile data here, treat safety as a local diligence item alongside property operations (tenant screening, lighting, access control) and neighborhood activity patterns.
3 Fort Brown Dr offers a 20-unit, 2012-vintage multifamily opportunity in an A+ rated inner-suburb neighborhood that is competitive among Plattsburgh neighborhoods. Neighborhood occupancy trends are above the metro median, and renter concentration is high for the metro, supporting depth of demand and day-one leasing stability. Within a 3-mile radius, recent population and household growth points to a larger tenant base over time, which can aid retention and steady absorption.
The newer vintage should position the asset well versus older local stock while still allowing for targeted upgrades to drive rents and retention. According to CRE market data from WDSuite, the surrounding neighborhood benchmarks favorably on core livability and housing metrics, though limited immediate lifestyle amenities and relatively accessible ownership options warrant conservative rent trade-out assumptions and active asset management.
- Competitive A+ neighborhood ranking in the Plattsburgh metro supports leasing stability.
- 2012 vintage offers relative competitiveness versus older stock with room for selective value-add.
- Renter concentration and 3-mile household growth expand the tenant base and support occupancy.
- Above-metro occupancy backdrop and solid rent positioning point to durable income.
- Risks: limited nearby lifestyle amenities and more accessible ownership can temper pricing power; local safety trends require diligence.