| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Good |
| Demographics | 32nd | Poor |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4901 S Catherine St, Plattsburgh, NY, 12901, US |
| Region / Metro | Plattsburgh |
| Year of Construction | 2000 |
| Units | 51 |
| Transaction Date | 2004-06-08 |
| Transaction Price | $330,000 |
| Buyer | MOUSSEAU KENNETH |
| Seller | BEHAVIORAL HEALTH SERV N |
4901 S Catherine St, Plattsburgh Multifamily Investment
Investor takeaway: neighborhood-level renter concentration is high and occupancy is steady relative to peers, according to WDSuite’s CRE market data, supporting demand consistency for a 51‑unit asset. Metrics cited reflect the surrounding neighborhood, not this specific property.
The property sits in an Inner Suburb neighborhood of Plattsburgh rated A- (ranked 12 out of 50 metro neighborhoods), indicating competitive fundamentals among local sub-areas. Amenity access scores above the metro median (ranked 1 of 50 for overall amenity mix; mid-pack nationally), with cafes and restaurants registering in the upper tier nationally, which helps day-to-day convenience for residents and supports leasing appeal.
Neighborhood occupancy is above the national midpoint, and the share of housing units that are renter-occupied is high (ranked 3 out of 50; top decile nationally). For investors, this depth of renter-occupied units points to a sizable tenant base and potential stability in demand. Note that these occupancy and tenure metrics reflect the neighborhood, not the property.
Construction patterns skew older locally (average vintage 1952; below national percentiles), while this asset was built in 2000. The newer vintage relative to neighborhood stock can help competitive positioning versus older properties, though periodic system upgrades and common-area refreshes may still be relevant for long-term holds. Neighborhood rent-to-income levels sit in a relatively manageable range (above the national median for affordability), which can aid retention but may moderate near-term pricing power as leases renew.
Within a 3‑mile radius, population has held roughly stable with a modest increase and households have grown, with forecasts pointing to further population growth and a notable increase in households over the next five years. This suggests a larger tenant base and more renters entering the market, which can support occupancy and lease-up continuity. Home values in the area are on the lower end nationally, implying a more accessible ownership market; for multifamily owners, that can introduce some competition with entry-level ownership, making amenity and operations execution important to sustain retention.
Comparable, neighborhood-level crime benchmarks are not available in the current WDSuite dataset for this location. Investors typically contextualize safety by comparing neighborhood trends with metro and national references and by reviewing multi-year patterns rather than single-year snapshots. Consider pairing third-party public safety data with on-the-ground diligence to understand trend direction and any block-by-block variation.
Built in 2000, this 51‑unit asset is newer than much of the local housing stock, which can enhance competitiveness versus older properties while leaving room for targeted modernization to elevate rents. Neighborhood indicators from WDSuite point to solid renter demand: renter-occupied unit share ranks near the top of the metro, occupancy is steady above the national midpoint, and nearby amenities are relatively convenient for residents. Within a 3‑mile radius, recent stability and an expected increase in households suggest a gradually expanding renter pool that can support occupancy durability.
Affordability signals are balanced: rent-to-income levels are relatively manageable, which can aid lease retention but may limit aggressive rent pushes; home values are lower relative to national norms, so operators should focus on value and resident experience to mitigate competition from ownership. School ratings trend below metro averages and parks/pharmacy access is limited locally, which are considerations for certain renter segments. Overall, according to CRE market data from WDSuite, fundamentals point to stable demand with measured growth potential and moderate execution risks.
- Newer 2000 vintage versus older neighborhood stock supports competitive positioning
- High renter-occupied unit concentration indicates deep tenant base and demand resilience
- 3‑mile household growth outlook supports occupancy stability and steady leasing
- Balanced affordability profile favors retention; pricing power likely measured
- Risks: lower school ratings and accessible ownership options require strong operations to sustain retention