| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Fair |
| Demographics | 36th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 75 Pleasant St, Malone, NY, 12953, US |
| Region / Metro | Malone |
| Year of Construction | 1992 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
75 Pleasant St Malone NY 29-Unit Multifamily
Newer-than-area stock positions this 1992 asset competitively amid predominantly older buildings, with neighborhood occupancy above the metro median and renter demand supported by approachable rents, according to WDSuite’s CRE market data.
The property sits in a suburban neighborhood that ranks 5th of 35 in the metro, placing it in the top quartile locally. For investors, that positioning signals balanced livability and tenant appeal relative to nearby areas. Local occupancy for the neighborhood is above the metro median (rank 15 of 35), suggesting comparatively steady leasing conditions, though recent softening warrants attention to renewal strategy.
Stock skew is notably older here (area average vintage near the early 1900s), making a 1992 asset relatively modern versus competing properties. That can translate into operational advantages and lower near-term capital intensity, while still leaving room for selective interior and systems updates to support retention and rent management.
Tenant base depth is underpinned by a meaningful share of renter-occupied housing units at the neighborhood level (rank 6 of 35; higher than many areas nationwide), which supports multifamily demand. Within a 3-mile radius, households have edged higher even as population has trended lower, indicating smaller household sizes and a potential shift toward more units needed per capita—factors that can support occupancy stability.
Amenity access is mixed: parks and pharmacies score near the top of the metro (both ranked 2 of 35; national percentiles in the 70s), while cafés are limited. Median contract rents in the neighborhood sit on the lower end locally, and the rent-to-income ratio is moderate, which supports lease retention; however, comparatively accessible home values in the area could create competition from ownership and temper pricing power.
School ratings are low relative to national peers, which can matter for family renters and may influence unit mix performance. Even so, neighborhood incomes have risen over the past five years, and the overall neighborhood rating of A indicates competitiveness among Malone, NY submarkets based on CRE market data from WDSuite.
Comparable crime benchmarking for this neighborhood is not available in the WDSuite dataset used here. Investors typically contextualize safety by reviewing multi-year trends at the town and county level and comparing them with nearby Malone neighborhoods and Franklin County overall. Without consistent, like-for-like metrics, a cautious approach is to underwrite standard security measures and lean on local diligence (property managers, police blotters, and municipal reports) to gauge trend direction.
This 29-unit, 1992-vintage property offers relative competitiveness in a neighborhood dominated by older stock, helping limit near-term capex while preserving value-add optionality through targeted upgrades. Neighborhood occupancy trends sit above the metro median, and a solid renter-occupied share supports depth of tenant demand. According to CRE market data from WDSuite, lower median rents and a moderate rent-to-income backdrop favor retention, though they may also constrain near-term rent growth.
Within a 3-mile radius, households have increased even as population has contracted, pointing to smaller household sizes and a potentially larger unit-demand footprint per capita—supportive of leasing stability. Counterweights include comparatively accessible home values, limited café density, and below-average school ratings, which argue for disciplined underwriting and a focus on operations and tenant experience to sustain performance.
- 1992 vintage out-competes older area stock while allowing selective value-add to lift rents and retention
- Neighborhood occupancy above metro median supports leasing stability
- Renter-occupied housing share indicates a durable tenant base for multifamily
- Moderate rent-to-income dynamics favor renewal rates and steady cash flow management
- Risks: softer recent occupancy trend, accessible homeownership options, and weaker school ratings may moderate pricing power