| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Best |
| Demographics | 32nd | Poor |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5133 N Catherine St, Plattsburgh, NY, 12901, US |
| Region / Metro | Plattsburgh |
| Year of Construction | 2006 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5133 N Catherine St Plattsburgh 20-Unit Multifamily
Renter demand is supported by a high neighborhood renter-occupied share and steady occupancy, according to WDSuite’s CRE market data, positioning this 2006-vintage asset for durable leasing. Nearby retail and parks add day-to-day convenience while ownership costs in the area tend to reinforce reliance on multifamily housing.
The property’s 2006 construction stands newer than the neighborhood’s older housing stock (average vintage 1947), which can provide a competitive edge on systems and finishes versus legacy assets while still warranting routine capital planning over a hold. The neighborhood carries an A rating and ranks 6th among 50 metro neighborhoods, placing it in the competitive tier for Plattsburgh.
Livability is practical: restaurants are dense (ranked 1 of 50; 96th percentile nationally) and grocery access is strong (ranked 1 of 50; 95th percentile). Park access also trends favorable (ranked 3 of 50; 87th percentile). By contrast, cafes, childcare, and pharmacies are sparse in the immediate area, which may modestly affect convenience for some residents. Average school ratings trend below national medians (2.0/5; ranked 8 of 50; 37th percentile), a consideration for family-oriented leasing.
For investors, the tenure profile is a clear positive: the neighborhood shows a very high share of renter-occupied housing (ranked 1 of 50; 99th percentile nationally), supporting depth of the tenant base and ongoing demand for multifamily units. Neighborhood occupancy is reported at roughly the low-90s, suggesting generally stable leasing conditions, though property-level performance will depend on operations and positioning.
Within a 3-mile radius, WDSuite’s data indicates modest population growth in recent years with a larger increase in households and a declining average household size—factors that typically expand the renter pool and support occupancy stability. Looking ahead, forecasts point to additional household growth in the area, which can sustain renter demand over time. Elevated value-to-income ratios at the neighborhood level indicate a high-cost ownership market relative to incomes, which tends to keep multifamily as a practical option; however, rent-to-income levels suggest some affordability pressure that warrants careful lease management and renewal strategies.
Safety signals are mixed and should be considered in context. Compared with neighborhoods nationwide, the area sits in a relatively favorable position overall (crime benchmark around the mid-70s percentile nationally, where higher percentiles indicate safer conditions). Within the Plattsburgh metro, however, the neighborhood’s crime rank is 2 out of 50, indicating higher relative crime versus many local peers even as national positioning is comparatively better.
Property-related offenses show improvement, with recent estimates trending in a strong national percentile and a notable year-over-year decline, which is constructive for asset operations and resident retention. Violent-offense indicators, by contrast, have moved up recently and sit in a weaker national percentile trend, suggesting prudent on-site safety practices, lighting, and partnerships with local resources remain important risk mitigants. As always, investors should supplement these directional metrics with current, site-specific diligence.
5133 N Catherine St is a 20-unit, 2006-vintage multifamily asset positioned in a neighborhood with a high renter-occupied share and steady occupancy. The property competes favorably against older local stock while benefitting from strong access to groceries, restaurants, and parks. According to CRE market data from WDSuite, the broader area shows modest population growth within a 3-mile radius and outsized household growth with shrinking household size—dynamics that generally expand the renter pool and support leasing stability.
Investor focus should balance these positives with affordability and operational considerations. Elevated ownership costs relative to incomes in the neighborhood tend to reinforce reliance on rentals, but rent-to-income levels signal potential affordability pressure, making renewal strategies and expense control important. Local school ratings and limited café/childcare/pharmacy options are secondary considerations for certain renter segments, and safety signals are mixed at the metro-relative level even as national comparisons are more favorable.
- 2006 construction outcompetes older neighborhood stock, reducing near-term modernization needs versus legacy assets.
- High renter-occupied share and stable neighborhood occupancy support demand depth and tenant retention.
- Household growth and smaller household sizes within 3 miles expand the renter pool and leasing prospects.
- Proximity to restaurants, groceries, and parks enhances day-to-day livability for workforce renters.
- Risks: affordability pressure (rent-to-income), mixed metro-relative safety signals, and limited café/childcare/pharmacy options nearby.