| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Good |
| Demographics | 32nd | Poor |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 46 Flynn Ave, Plattsburgh, NY, 12901, US |
| Region / Metro | Plattsburgh |
| Year of Construction | 1982 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
46 Flynn Ave, Plattsburgh NY Multifamily Investment
Neighborhood occupancy trends are steady and renter demand is durable for this 49-unit asset, according to WDSuite’s CRE market data. The location’s renter concentration and everyday amenities support leasing stability through typical cycles.
Located in an inner-suburb setting of Plattsburgh, the neighborhood scores A- overall and ranks 12 out of 50 metro neighborhoods, placing it above the metro median for livability and investor fundamentals. Cafes and restaurants are a relative strength — the area is competitive among Plattsburgh neighborhoods and sits in the top quartile nationally for these amenities — while grocery options are adequate for daily needs. Park and pharmacy access are limited within the immediate neighborhood, which is a minor livability headwind to weigh against otherwise convenient day-to-day services.
Neighborhood occupancy is above the national midpoint, and the share of renter-occupied housing is high compared to both metro and national baselines. A renter concentration at this level suggests a deep tenant base and supports occupancy stability for multifamily operators. Within a 3-mile radius, households have increased in recent years and are projected to continue growing alongside a smaller average household size — dynamics that typically expand the renter pool and sustain demand for well-managed apartments.
The property’s 1982 vintage is newer than the neighborhood’s older housing stock (average vintage skewing mid-20th century). That positioning can offer a competitive edge versus older comparables, though investors should still underwrite for modernization of systems and common areas to meet current renter expectations.
Home values in the neighborhood are low relative to national levels, which can introduce some competition from ownership options. Even so, rents benchmark as accessible relative to incomes, supporting lease retention and pricing discipline when balanced with unit quality and management. School ratings in the neighborhood trend below national averages; operators targeting family demand may want to emphasize unit features and proximity to services over school-driven leasing.
Neighborhood-level safety metrics are not available in WDSuite for this area at this time. Investors commonly assess safety by comparing neighborhood trends to metro and county benchmarks and by reviewing multi-year patterns from local public sources to understand directionality rather than any single-year snapshot.
Prudent underwriting incorporates observed conditions, property-level security measures, and feedback from current residents, with attention to how safety perceptions can influence leasing velocity and retention.
46 Flynn Ave offers scale at 49 units with a 1982 vintage that is newer than much of the surrounding housing stock, positioning it competitively against older comparables while still warranting targeted capital planning for building systems and common areas. Renter demand is supported by a high share of renter-occupied housing in the neighborhood and expanding households within a 3-mile radius, which together point to a larger tenant base and resilient occupancy. According to CRE market data from WDSuite, neighborhood occupancy trends sit modestly above national midpoints, and everyday amenities are a relative strength versus metro peers.
Balanced against these positives, the ownership market is comparatively accessible, which can create leasing competition at certain price points, and school ratings trail national norms — both factors to incorporate into rent positioning and marketing strategy. Overall, the combination of renter depth, day-to-day convenience, and value-add potential supports a durable, operations-focused thesis.
- Renter depth: high renter-occupied share supports a wide tenant base and occupancy stability.
- Competitive positioning: 1982 construction is newer than many nearby assets, with room for modernization to drive rents.
- Amenity convenience: strong cafe and restaurant presence relative to metro peers aids leasing and retention.
- Demand outlook: household growth and smaller household sizes within 3 miles expand the renter pool.
- Risks: comparatively accessible ownership options and lower local school ratings may cap pricing power without upgrades.