| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 25th | Fair |
| Demographics | 63rd | Best |
| Amenities | 15th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 138 White Birch Ln, Indian Lake, NY, 12842, US |
| Region / Metro | Indian Lake |
| Year of Construction | 1988 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
138 White Birch Ln, Indian Lake NY Multifamily Investment
1988-vintage, 32-unit asset in a rural Adirondack market where renter demand is thin but stable, with rents rising off a low base according to WDSuite’s CRE market data.
Indian Lake is a rural neighborhood in Hamilton County with a B+ neighborhood rating and ranks 2 out of 8 locally, placing it above the metro median for overall fundamentals. Amenities are sparse (few cafes, restaurants, or pharmacies), though limited park access and basic grocery availability provide essential convenience. These conditions favor residents who prioritize open space over density.
For investors, the neighborhood ds renter-occupied share is low, indicating a smaller tenant base relative to more urban submarkets. That said, neighborhood statistics (measured for the neighborhood, not the property) show contract rents have increased materially over the past five years from a low starting point, while the rent-to-income ratio sits in a range that suggests limited affordability pressure and potential for steady retention if lease management remains disciplined.
Demographic indicators aggregated within a 3-mile radius point to recent population growth and a trend toward smaller household sizes. While the overall population count remains small, incremental growth can support occupancy stability for appropriately sized assets, particularly those offering practical layouts and predictable operating costs.
Ownership costs in the area are comparatively accessible versus higher-cost metros, which can introduce competition with entry-level ownership. For multifamily operators, this typically translates into moderate pricing power but also lower turnover risk among renters who value convenience, flexible tenure, and professional management.
Comparable neighborhood-level safety data is limited for this rural location, and no specific crime ranks or national percentiles are available in WDSuite for this area. Investors commonly benchmark against county trends and property-level history, focusing on insurance, lighting, and access control as part of standard risk management rather than drawing conclusions from block-level statistics.
Regional employers provide broader labor-market support, with commutable access by car to healthcare and industrial distribution roles noted below, which can underpin workforce-oriented renter demand.
- McKesson healthcare distribution offices (42.5 miles)
- International Paper Company paper & packaging (43.6 miles)
Built in 1988, the property is newer than much of the local housing stock, positioning it competitively versus older vintage assets while still warranting targeted system updates or modernization to sustain performance. The neighborhood ds small renter pool and sparse amenities call for disciplined operations, but rent levels have moved up from a low base and remain relatively manageable for local incomes, which can support retention and occupancy stability. Based on commercial real estate analysis from WDSuite, these dynamics suggest a pragmatic, income-focused hold with selective value-add upside.
Macro context is modestly supportive: 3-mile radius demographics indicate recent population growth and smaller households, which can incrementally expand the renter base even in a low-density setting. Ownership remains comparatively accessible, so pricing power may be measured; however, professionally managed units that emphasize reliability and functionality can capture durable demand.
- 1988 vintage offers competitive positioning versus older stock, with targeted updates for durability
- Rents rising from a low base with manageable rent-to-income levels support retention and steady occupancy
- Gradual population growth within 3 miles expands the local renter pool for a small asset
- Risk: thin renter concentration and sparse amenities require conservative underwriting and strong on-site management