| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 76th | Best |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 146 Beach Rd, Clifton Park, NY, 12065, US |
| Region / Metro | Clifton Park |
| Year of Construction | 1998 |
| Units | 30 |
| Transaction Date | 1996-02-14 |
| Transaction Price | $95,000 |
| Buyer | HOFFMAN JEAN M |
| Seller | ESTATE - SEYMOUR ANNE L |
146 Beach Rd Clifton Park 30-Unit Multifamily
Renter concentration is competitive within the Albany–Schenectady–Troy metro, and 3-mile population growth indicates a larger tenant base ahead, according to WDSuite’s CRE market data.
Located in a suburban pocket of Clifton Park, the neighborhood carries a B+ rating and ranks 78th among 295 metro neighborhoods, signaling solid fundamentals with room for operational outperformance. Median contract rents benchmark in the upper tier locally (16th of 295; top quartile nationally), supporting revenue potential if positioning and finishes are competitive.
Occupancy at the neighborhood level trends below the metro median (198th of 295), so leasing strategy and product differentiation matter. That said, the share of housing units that are renter-occupied is competitive among Albany–Schenectady–Troy neighborhoods (94th of 295) and above national norms, indicating a meaningful tenant base for multifamily product rather than a primarily ownership-only area.
Within a 3-mile radius, recent population growth and an expected increase in households by 2028 point to a larger renter pool, which can support occupancy stability and lease-up velocity. Household incomes are strong locally (above metro median and high nationally), which supports rent collections and reduces exposure to affordability pressure at prevailing neighborhood rents. Elevated home values relative to incomes are moderate by national standards, suggesting some competition from ownership options; investors should expect renters to weigh value and convenience when choosing apartments.
Amenities skew suburban and auto-oriented, with limited walkable retail density and restaurant coverage compared with top-ranked metro neighborhoods. Childcare access rates compare favorably to many areas, which can help retain households that value convenience, but investors should assume residents rely on short drives for daily needs.
Comparable safety metrics for this neighborhood are not available in WDSuite for the current period. Investors typically review city and county trend reports alongside property-level measures (lighting, access control, and visibility) and compare them to nearby Albany–Schenectady–Troy neighborhoods before underwriting.
- IBM — technology & services (11.8 miles)
- McKesson — healthcare distribution (35.5 miles)
Regional employment is diversified, with nearby corporate offices supporting commuter demand and lease retention for workforce-oriented units. The list below highlights notable employers within driving range that anchor white-collar employment.
Built in 1998, the property is newer than much of the local housing stock, offering relative competitiveness versus older assets while leaving scope for targeted system upgrades or value-add finishes as part of capital planning. Neighborhood rents sit in the metro’s upper tier, and strong 3-mile household incomes and projected growth in households suggest durable demand for well-positioned units. However, neighborhood occupancy ranks below the metro median, so asset-specific execution on marketing, amenities, and pricing will be important.
Based on commercial real estate analysis from WDSuite, a competitive renter-occupied share and ongoing renter pool expansion support leasing fundamentals, while a more accessible ownership landscape may temper pricing power in some cohorts. Emphasizing convenience, in-unit functionality, and thoughtful renewals can help sustain absorption and retention in this suburban, car-reliant setting.
- 1998 vintage offers competitive positioning versus older stock, with selective upgrades to enhance yield
- Upper-tier neighborhood rents and strong local incomes support collections and revenue stability
- 3-mile population and household growth point to a larger tenant base and support occupancy
- Risk: neighborhood occupancy ranks below the metro median, requiring focused leasing and amenity strategy
- Risk: relatively accessible ownership options may compete with rentals, moderating pricing power in some segments