| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 70th | Good |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9 Clifton Park Village Rd, Clifton Park, NY, 12065, US |
| Region / Metro | Clifton Park |
| Year of Construction | 1978 |
| Units | 22 |
| Transaction Date | 2025-06-23 |
| Transaction Price | $23,445,000 |
| Buyer | MERION NORTH POINTE LLC |
| Seller | REGENCY REALTY ASSOCIATES LLC |
9 Clifton Park Village Rd Multifamily — Stable Suburban Demand
Strong neighborhood occupancy and high-income household profiles point to durable renter demand in Clifton Park, according to WDSuite’s CRE market data. This suburban location supports consistent leasing with room for targeted upgrades at the asset level.
Clifton Park’s neighborhood fundamentals are solid for workforce and professional renters. Neighborhood occupancy is high (ranked 33 out of 295 metro neighborhoods and 92nd percentile nationally), suggesting steady leasing conditions and limited downtime between turns, based on CRE market data from WDSuite. The area’s renter-occupied share is about one-third of housing units, indicating a defined but not oversupplied tenant base that can support smaller multifamily assets without relying on transient demand.
Amenities are competitive among Albany–Schenectady–Troy neighborhoods: overall amenity access ranks 16 out of 295 (top quartile locally), with restaurants and cafes testing above national medians (around the low-80s national percentiles). Pharmacies also index well (mid-80s percentile nationally). While park density is limited, daily-needs and dining convenience support renter retention and leasing velocity.
Within a 3-mile radius, demographic data indicate modest population growth over the past five years with further expansion projected by 2028, alongside rising median incomes. This points to a larger tenant base over time and supports occupancy stability. The high-income profile (neighborhood median household income ranks 52 of 295, 86th percentile nationally) can underpin credit quality and collection performance for well-managed properties.
Home values sit in the upper tier for the region (75th percentile nationally), which, paired with a low rent-to-income ratio locally, suggests room for disciplined rent management while maintaining lease retention. In practical terms, ownership costs skew higher relative to many metros, which can reinforce reliance on quality rental options, though investors should monitor competition from for-sale alternatives as rates and inventory shift.
Vintage context: the neighborhood’s average construction year trends newer (1993). A 1978 property can compete with this stock through targeted capital plans that refresh interiors, systems, and curb appeal, capturing value-add upside while maintaining affordability relative to newer builds.
Consistent, comparable crime statistics for this neighborhood were not available in the current WDSuite release, so direct ranking against the 295 metro neighborhoods cannot be provided here. Investors typically benchmark safety by reviewing multi-year trends at the neighborhood and county levels and validating with local law enforcement and insurance loss data to understand risk trajectories rather than one-year snapshots.
Given limited reported figures, prudent underwriting would incorporate on-the-ground diligence (lighting, access control, visibility from arterials) and consider tenant feedback during lease-up and renewals. This approach helps calibrate operating assumptions without over-relying on incomplete datasets.
The employment base includes nearby corporate offices that support commuter convenience and a stable renter pool, notably in technology and healthcare distribution.
- IBM — technology & services (15.0 miles)
- McKesson — healthcare distribution (32.6 miles)
This 22-unit, 1978-vintage multifamily asset at 9 Clifton Park Village Rd benefits from high neighborhood occupancy and a deep, higher-income renter base relative to many suburban locations. According to commercial real estate analysis from WDSuite, occupancy in the surrounding neighborhood ranks well above metro medians and in the 92nd percentile nationally, supporting stable leasing and limited downtime. With the neighborhood’s housing stock skewing newer (average 1993), targeted renovations can position the property competitively while preserving a pricing edge versus newer deliveries.
Within a 3-mile radius, demographics point to ongoing population and household growth with rising incomes, signaling a larger tenant base and supporting rent durability. Elevated home values for the region help sustain rental demand, though the renter concentration around one-third of units indicates measured depth rather than outsized scale—appropriate for a 20–30 unit asset strategy. Capex planning aimed at interiors, efficiencies, and curb appeal can unlock value-add upside without overextending underwriting risk.
- High neighborhood occupancy supports consistent leasing and renewals
- 1978 vintage offers value-add potential versus newer 1990s-area stock
- 3-mile growth and rising incomes expand the tenant base over time
- Ownership costs in the area reinforce multifamily demand and pricing discipline
- Risk: smaller renter concentration locally; monitor competing for-sale options and maintain prudent rent management