| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Good |
| Demographics | 75th | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2 Hollandale Ln, Clifton Park, NY, 12065, US |
| Region / Metro | Clifton Park |
| Year of Construction | 1989 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2 Hollandale Ln, Clifton Park NY — 24-Unit Suburban Multifamily
Positioned in a high-income suburban pocket with stable neighborhood occupancy, this 1989 vintage asset aligns with steady renter demand drivers, according to WDSuite’s CRE market data.
The property sits in an A- rated, suburban neighborhood within the Albany–Schenectady–Troy metro, competitive among 295 metro neighborhoods by overall standing. Neighborhood occupancy is measured at the neighborhood level and has held in the low-90% range, suggesting generally consistent leasing conditions, though investors should monitor recent softening noted in the metro context.
Income levels are strong locally. The neighborhood’s median household income ranks in the upper tier of the metro and around the upper decile nationally, reinforcing depth of paying tenants and supporting lease retention. Rent-to-income metrics are favorable (upper national percentiles), indicating lower affordability pressure for renters and room for disciplined pricing power as renewals come due.
Livability signals are mixed but serviceable for workforce and professional renters. School quality trends high (nationally upper percentiles), which can be a retention tailwind for family households. Everyday services such as groceries and pharmacies show density around the mid-to-upper national percentiles, while destination amenities like parks and cafes are limited within the immediate neighborhood. Investors should underwrite demand as primarily convenience- and school-driven rather than lifestyle-amenity driven.
Tenure dynamics point to a thinner immediate renter-occupied share at the neighborhood level, while the broader 3‑mile radius shows a larger renter pool. Within a 3‑mile radius, recent population and household growth, with further gains projected, imply a gradually expanding tenant base that can support occupancy stability. Median contract rents in the neighborhood track around the upper national percentiles but remain manageable relative to incomes, which supports renewal capture over time.
The asset’s 1989 construction is slightly newer than the neighborhood average vintage (mid‑1980s), providing a modest competitive edge versus older stock. That said, investors should plan for targeted system updates and common-area refreshes typical for late‑1980s buildings to preserve positioning and reduce near-term capex surprises.
Comparable neighborhood-level crime data was not available in WDSuite’s current release for this area. Investors typically benchmark safety by comparing neighborhood trends to metro and national indices and by reviewing recent multi-year patterns rather than single-period snapshots. Given the suburban context and household profile, many investors view safety as generally consistent with similar suburban submarkets, but on-the-ground verification and third‑party datasets are recommended during due diligence.
Proximity to established corporate employers supports commuter demand and helps stabilize the renter base, particularly among professional households. Key regional employers accessible by car include IBM and McKesson.
- IBM — technology & corporate offices (14.3 miles)
- McKesson — healthcare distribution offices (33.5 miles)
This 24‑unit, 1989 vintage asset in Clifton Park benefits from a high-income renter base and neighborhood occupancy that has remained in the low‑90% range at the neighborhood level. According to CRE market data from WDSuite, local rents sit near upper national percentiles yet remain reasonable relative to incomes, which can support renewal capture and measured rent growth. The slightly newer-than-average vintage provides a competitive edge versus older 1980s stock, with value-add potential through targeted updates.
Within a 3‑mile radius, recent population and household growth with additional gains projected point to a gradually expanding tenant base and sustained leasing velocity. Livability leans toward schools and everyday services over destination amenities, fitting a suburban profile that can bolster retention for households prioritizing convenience and school quality. Key risks include a thinner renter-occupied share at the immediate neighborhood level and limited nearby lifestyle amenities, warranting conservative lease-up and marketing assumptions.
- High-income area and favorable rent-to-income profile support pricing power and renewals
- 1989 construction offers modest edge over older stock with clear value-add via selective upgrades
- 3-mile radius shows population and household growth, reinforcing tenant base expansion
- Neighborhood occupancy in the low-90% range supports leasing stability relative to metro trends
- Risks: thinner immediate renter concentration and limited lifestyle amenities may temper lease-up pace