| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Best |
| Demographics | 78th | Best |
| Amenities | 21st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18 Hunter Brook Ln, Queensbury, NY, 12804, US |
| Region / Metro | Queensbury |
| Year of Construction | 1998 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18 Hunter Brook Ln Queensbury Multifamily Investment
1998 vintage relative to a 1970s neighborhood average suggests competitive positioning with manageable modernization needs, according to WDSuite’s CRE market data. Neighborhood demand is supported by a sizable renter base within a 3-mile radius and expanding households, which can aid occupancy stability with attentive leasing strategy.
Queensbury’s A-rated neighborhood stands competitive among Glens Falls neighborhoods (rank 7 of 78), indicating solid fundamentals for multifamily. The local housing stock skews older on average (1974), while this asset’s 1998 construction is newer, which typically supports leasing versus legacy properties while still warranting selective system updates as it approaches its third decade.
Amenities are modest by national standards but adequate locally: restaurants and groceries rank in the stronger half of the metro (restaurants rank 11 of 78; groceries 14 of 78), while parks access is comparatively stronger (rank 7 of 78). Cafés and pharmacies are sparse, reflecting the area’s rural profile, so resident convenience hinges on a few key nodes rather than dense retail clusters.
Within a 3-mile radius, households have grown in recent years and are projected to continue increasing, with average household size trending smaller. This combination points to a larger tenant base and more one- to two-person renter households entering the market—conditions that generally support leasing velocity and retention for well-managed assets.
Home values in the neighborhood sit near the national midpoint (median around $274,129) with a value-to-income ratio consistent with broader U.S. norms. In practice, a high-cost ownership market is not implied here; instead, balanced ownership costs can create some competition with entry-level ownership while still sustaining reliable renter demand, keeping pricing power tied to asset quality and management execution. Neighborhood occupancy is near the metro middle (rank 43 of 78), so disciplined leasing and renewals remain important to maintain stability. These observations are based on commercial real estate analysis from WDSuite.
Safety signals are mixed in a way investors should contextualize. The neighborhood compares favorably at the national level (crime in the top quartile nationally by percentile), yet within the Glens Falls metro it ranks lower (rank 1 of 78 indicates higher reported crime relative to peers). Recent trend data shows estimated property and violent offense rates declining year over year, suggesting improvement momentum. As always, property-level measures and operational practices can materially influence resident experience regardless of broader statistics.
- McKesson — healthcare distribution (2.1 miles)
- International Paper Company — paper & packaging (39.0 miles)
Nearby employment includes healthcare distribution and paper products manufacturing, supporting a mix of steady operations and logistics roles that can underpin renter demand and retention.
The 66-unit asset’s 1998 construction is newer than the neighborhood’s 1970s average, offering competitive positioning versus older stock while leaving room for targeted upgrades to enhance rentability. Neighborhood NOI per unit trends are above national averages and competitive within the metro, and household growth within a 3-mile radius indicates a larger tenant base and continued renter pool expansion. According to CRE market data from WDSuite, occupancy at the neighborhood level sits around the metro middle, so execution on leasing, renewals, and unit turns remains a key value driver.
Ownership costs in the area are balanced rather than extreme, which can sustain rental demand without fully insulating against entry-level ownership competition. Safety indicators look stronger in national comparisons than within the metro, but recent declines in estimated offense rates point to improving trends. Overall, the thesis favors steady operations with selective value-add and vigilant asset management to capture demand and stabilize cash flows.
- Newer 1998 vintage versus local 1970s average supports competitive positioning with targeted modernization potential
- Expanding households within 3 miles enlarge the renter base, aiding leasing and renewal performance
- Neighborhood NOI per unit trends are above national averages and competitive in the Glens Falls metro
- Balanced ownership costs sustain rental demand while allowing some competition from entry-level ownership
- Risk: Neighborhood occupancy sits near the metro middle and local amenities are thinner, requiring strong leasing and asset management