| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Best |
| Demographics | 57th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 110 Sagamore St, Glens Falls, NY, 12801, US |
| Region / Metro | Glens Falls |
| Year of Construction | 1994 |
| Units | 22 |
| Transaction Date | 2022-06-28 |
| Transaction Price | $2,060,000 |
| Buyer | KRUMHOLTZ BELKIN P |
| Seller | PUCCIO JEAN |
110 Sagamore St, Glens Falls Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand and occupancy resilience, according to WDSuite’s CRE market data. The asset’s submarket shows competitive occupancy within the metro and a renter-occupied presence that supports consistent leasing.
Located in an inner-suburb pocket of Glens Falls, the property benefits from everyday convenience and a renter base supported by local services. Grocery, park, pharmacy, and restaurant densities rank among the strongest within the metro’s 78 neighborhoods and are top quartile nationally, which helps sustain daily foot traffic and reinforces leasing stability.
The neighborhood’s average housing stock skews older (circa 1929), while this property’s 1994 vintage is newer than much of the competitive set. For investors, that typically means more competitive positioning versus older buildings, with ongoing capital planning focused on systems upkeep and selective renovations rather than full repositioning.
Tenure data indicates a meaningful share of renter-occupied housing units in the neighborhood, supporting depth of the tenant base and ongoing demand for multifamily product. Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue expanding, suggesting a larger tenant pool that can support occupancy over time. Median contract rents in the area remain manageable relative to incomes, which can aid retention and measured rent growth without outsized affordability pressure.
School ratings in the broader area are modest, which is worth factoring into underwriting for family-oriented demand. Still, strong amenity access and everyday services, combined with steady neighborhood occupancy trends, position the location competitively among Glens Falls neighborhoods based on commercial real estate analysis from WDSuite.
Safety indicators show a mixed but generally favorable profile. Nationally, the neighborhood aligns with top-quartile safety benchmarks, while within the Glens Falls metro it ranks among less safe peers (ranked 5th out of 78 by metro methodology), a gap investors should weigh as they compare nearby submarkets.
Violent-offense metrics trend favorable on a national comparison and have improved year over year, while recent property-offense measures indicate an uptick. For underwriting, this suggests monitoring near-term trends and emphasizing standard security, lighting, and access-control measures to support resident retention.
Nearby employers provide a stable base of healthcare and distribution-oriented roles that can support renter demand and retention through commute convenience. The list below highlights corporate offices within an actionable drive radius.
- McKesson — healthcare distribution (1.8 miles)
- International Paper Company — paper & packaging (41.0 miles)
This 22-unit asset built in 1994 is newer than much of the surrounding housing stock, offering competitive positioning versus older properties while still warranting routine systems upgrades and targeted interior updates. The neighborhood posts competitive occupancy within the metro and benefits from strong access to groceries, parks, pharmacies, and dining—factors that typically support leasing stability and day-to-day livability.
Within a 3-mile radius, population and households have increased and are projected to keep growing, indicating a larger renter pool over time. Median rents remain manageable relative to incomes, reinforcing retention and steady absorption. According to CRE market data from WDSuite, these dynamics—paired with smaller average unit sizes that can position the property competitively on price point—support a durable, workforce-oriented demand story with measured rent growth potential.
- Newer 1994 vintage versus neighborhood averages supports competitive positioning with manageable capital planning.
- Amenity-rich location (groceries, parks, pharmacies, restaurants) underpins renter convenience and leasing stability.
- 3-mile growth in population and households points to a larger tenant base and supports occupancy durability.
- Manageable rent-to-income dynamics aid retention and pricing power at modest, sustainable levels.
- Risk: Metro-relative safety rank and recent property-offense uptick warrant active management and monitoring.