| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 58th | Good |
| Amenities | 20th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 218 Meadowbrook Rd, Queensbury, NY, 12804, US |
| Region / Metro | Queensbury |
| Year of Construction | 1994 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
218 Meadowbrook Rd Queensbury 20-Unit Multifamily
Neighborhood occupancy is high and renter demand is durable, according to WDSuite s CRE market data, with the area 7s occupancy measured at the neighborhood level rather than the property. This suburban pocket of Queensbury shows stable fundamentals that support cash flow resilience.
The property sits in an A-rated suburban neighborhood (ranked 8 out of 78 metro neighborhoods), indicating competitive positioning within the Glens Falls, NY metro. According to CRE market data from WDSuite, neighborhood occupancy is strong and in the top quartile nationally, suggesting steady leasing and reduced downtime at the neighborhood level.
Vintage matters for rentability and CapEx planning: built in 1994, the asset is newer than the neighborhood 7s average 1975 construction year. Investors can emphasize relative competitiveness versus older local stock while budgeting for modernization of aging systems and common areas to sustain rent positioning.
Renter-occupied housing accounts for roughly the mid-40s share of local units (44.7% renter concentration; rank 5 of 78), indicating a sizable tenant base for multifamily. Within a 3-mile radius, households have grown and are projected to expand further, supporting a larger tenant pool and occupancy stability. Median contract rents in the neighborhood remain moderate relative to incomes (rent-to-income around the mid-teens), which can aid retention and reduce turnover pressure.
Ownership costs in the neighborhood are elevated relative to incomes (value-to-income rank 3 of 78; higher national percentile), which tends to reinforce reliance on multifamily rentals and can support pricing power. Amenity density skews light for daily needs (few groceries, pharmacies, and parks nearby), while restaurants and cafes are present at competitive rates versus similar suburban areas. For investors, this mix points to quiet residential demand drivers rather than lifestyle clustering, with leasing supported by stability more than by destination amenities.
Safety profiles should be viewed comparatively across the metro and nation. The neighborhood 7s overall crime rank is 14 out of 78 metro neighborhoods, indicating higher reported crime relative to many Glens Falls peers. Nationally, violent offense indicators sit around the middle of the pack (slightly above average safety), while property offenses track below national averages for safety (weaker percentile).
Recent trends provide nuance: violent offense estimates improved year over year, while property offense measures remained comparatively elevated. Investors should factor this into tenant-profile expectations, insurance budgeting, and on-site security standards, and compare against nearby suburban alternatives within the metro.
Proximity to established employers supports workforce housing demand and commuting convenience, notably from McKesson and International Paper Company. These employers anchor healthcare distribution and packaging/paper manufacturing jobs that can contribute to steady renter demand and lease retention.
- McKesson d healthcare distribution (1.8 miles)
- International Paper Company d packaging & paper manufacturing (40.0 miles)
This 20-unit 1994-vintage asset benefits from a top-tier neighborhood position within the Glens Falls metro and strong neighborhood occupancy, according to CRE market data from WDSuite. The asset 7s newer-than-average vintage versus surrounding stock enhances competitive standing, while planning for targeted system upgrades can unlock rent resilience without overcommitting to heavy CapEx.
Investor demand is underpinned by a sizable renter-occupied share locally and 3-mile household growth that expands the tenant base. Elevated ownership costs relative to incomes in the neighborhood tend to sustain reliance on rentals, supporting pricing power and lease stability. Key watchpoints include lighter daily-needs amenities and property-crime comparatives, which warrant prudent insurance and security practices.
- A-rated neighborhood (8 of 78) with top-quartile occupancy supports leasing durability
- 1994 construction offers competitive edge versus older local stock with manageable modernization
- Renter concentration and 3-mile household growth expand the tenant base and support retention
- Elevated ownership costs relative to incomes bolster rental demand and pricing power
- Risks: lighter daily-needs amenities and property-crime comparatives call for proactive management