| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 67th | Good |
| Amenities | 20th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11 Kirby Rd, Saratoga Springs, NY, 12866, US |
| Region / Metro | Saratoga Springs |
| Year of Construction | 1999 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11 Kirby Rd Saratoga Springs Multifamily Investment
Neighborhood occupancy is approximately 92% with a renter-occupied share near one-third, suggesting a stable tenant base for a 32-unit asset, according to WDSuite’s CRE market data. Investors may find demand supported by competitive neighborhood standing within the Albany–Schenectady–Troy metro and steady household growth in the broader 3-mile area.
The property sits in a Suburban neighborhood rated A- and competitive among Albany–Schenectady–Troy neighborhoods (ranked 76 out of 295). Based on CRE market data from WDSuite, neighborhood occupancy is around 92%, slightly above national midpoints, which tends to support income stability for well-managed multifamily properties.
Livability signals are mixed. School quality trends slightly above national norms (average rating roughly 3.0 with a national percentile near the low 60s), while immediate amenity density is lighter (amenities around the 20th percentile nationally), indicating residents likely rely on short drives for groceries and daily needs. These dynamics can favor quieter residential settings but may require property-level conveniences to support retention.
Tenure data indicate about 33.8% of neighborhood housing units are renter-occupied, pointing to a defined but not saturated renter pool. At the same time, ownership costs benchmark higher than many U.S. neighborhoods (value-to-income ratio around the 73rd national percentile), which can sustain reliance on rental options and support pricing power when paired with consistent operations. Rent-to-income sits closer to national midpoints (roughly 0.18, near the 36th percentile), suggesting manageable affordability pressure that can aid lease retention.
Within a 3-mile radius, population has grown by about 6% since the prior period and households by roughly 6%, with WDSuite’s data indicating a projected near-16% population increase by 2028. This expansion, alongside rising median household income, points to a larger tenant base and potential for durable absorption, even as household sizes edge slightly smaller—often a tailwind for multifamily demand.
Vintage matters for competitive positioning: the property’s 1999 construction is newer than the neighborhood’s average 1986 stock, which can reduce near-term obsolescence risk versus older assets while still warranting targeted capital planning for systems and finishes as the asset approaches mid-life.
Comparable crime metrics for this specific neighborhood are not available in the current WDSuite release. Investors typically benchmark safety trends against Albany–Schenectady–Troy metro averages and nearby peer neighborhoods; absent localized data, underwriting assumptions are best kept conservative and supported by on-the-ground diligence.
Regional employers within practical commuting range help underpin workforce housing demand, notably in healthcare distribution and technology. The following nearby employers illustrate potential sources of steady renter demand.
- McKesson — healthcare distribution (18.6 miles)
- IBM — technology & services (30.2 miles)
11 Kirby Rd offers a 32-unit footprint in an A- rated Suburban neighborhood that is competitive within the Albany–Schenectady–Troy metro. Occupancy in the neighborhood is around 92%, and renter-occupied housing accounts for roughly one-third of units—signals that point to steady demand depth when paired with disciplined operations. According to CRE market data from WDSuite, ownership costs skew higher relative to income, which can reinforce renter reliance, while rent levels track near national midpoints, supporting retention.
The 1999 vintage is newer than the neighborhood’s average 1986 stock, providing a relative edge versus older properties and potential to capture demand with selective modernization. At the 3-mile radius, recent population and household gains—and a forecast of further population expansion through 2028—indicate a growing tenant base that can support occupancy and measured rent growth over a multi-year hold.
- Competitive A- Suburban location with occupancy around 92% supporting income stability
- 1999 vintage outpositions older neighborhood stock with targeted value-add upside
- Elevated ownership costs vs. income reinforce renter demand and pricing power
- 3-mile population and household growth expands the tenant base over the next cycle
- Risk: lighter immediate amenity density and potential shifts toward ownership require focused retention strategy