| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 84th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 146 Clifton Corporate Pkwy, Clifton Park, NY, 12065, US |
| Region / Metro | Clifton Park |
| Year of Construction | 1973 |
| Units | 72 |
| Transaction Date | 2005-04-28 |
| Transaction Price | $18,115,000 |
| Buyer | REGENCY REALTY ASSOCIATES LLC |
| Seller | GREENE DONALD |
146 Clifton Corporate Pkwy, Clifton Park Multifamily
Neighborhood data points to stable occupancy and an affluent, predominantly owner-occupied submarket that can support steady renter demand, according to WDSuite’s CRE market data. Metrics referenced here reflect the neighborhood, not the property, and suggest balanced pricing power with prudent lease management.
Located in suburban Clifton Park within the Albany–Schenectady–Troy metro, the neighborhood rates A+ and ranks 2 out of 295 metro neighborhoods — a position that signals strong fundamentals for multifamily. Neighborhood occupancy is high and above most areas nationally, supporting income stability at the asset level. The renter-occupied share is modest, indicating an owner-leaning area where renter demand is present but selective, favoring well-maintained properties and professional management.
Livability supports retention: schools in the area are highly rated (top quartile nationally), and daily amenities such as groceries, pharmacies, cafés, parks, and restaurants are competitive among Albany–Schenectady–Troy neighborhoods. These location factors typically help reduce turnover and support consistent leasing, particularly for workforce and professional tenants seeking convenience.
Relative to the neighborhood’s average construction year of 2004, a 1973 vintage positions the property as older stock. For investors, that suggests potential value-add through targeted renovations and systems updates to remain competitive with newer product while capturing rent lifts through unit modernization and curb appeal improvements.
Within a 3-mile radius, demographics show population and household growth alongside an upper-income household base, expanding the potential renter pool. Elevated home values in the area create a high-cost ownership market, which can reinforce reliance on multifamily housing and support lease retention. With a low rent-to-income profile in the neighborhood, affordability pressure is comparatively manageable, aiding renewal strategies and measured rent increases.
Comparable neighborhood safety metrics are not available in WDSuite for this location at the time of publication. Investors commonly supplement this with local public data and management feedback to assess trends, police reporting, and property-level history before underwriting.
Given the absence of ranked figures, use a comparative approach: evaluate nearby suburban submarkets within the Albany–Schenectady–Troy region, review recent trend direction, and weight any materially different patterns into rent growth, marketing, and security line items.
The area draws from a diversified regional employment base. Proximity to corporate offices such as IBM and McKesson supports commuter convenience and helps underpin renter demand and retention.
- IBM — technology & services (14.9 miles)
- McKesson — healthcare distribution (32.9 miles)
This 72-unit asset sits in a top-ranked Clifton Park neighborhood with high occupancy at the neighborhood level and strong livability drivers (schools and amenities) that historically support leasing durability. Based on CRE market data from WDSuite, the area’s owner-leaning tenure and elevated home values sustain a dependable renter base, while a comparatively low rent-to-income profile supports renewal strategies without overextending affordability.
Built in 1973, the property is older than the neighborhood’s average vintage, creating a clear value-add angle through interior modernization and selective systems upgrades. Near-term capex planning can enhance competitive positioning against 2000s-era product while capturing demand from growing, higher-income households within a 3-mile radius, supporting occupancy stability and measured rent growth.
- High neighborhood occupancy and A+ rating support income stability
- Strong schools and competitive amenities aid retention and leasing
- 1973 vintage offers value-add potential via renovations and system updates
- Owner-leaning area with elevated home values reinforces multifamily demand
- Risk: Thinner renter concentration requires targeted marketing and competitive finishes