| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 31st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 40 McIntyre St, Fort Edward, NY, 12828, US |
| Region / Metro | Fort Edward |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | 2011-08-31 |
| Transaction Price | $500,860 |
| Buyer | VENO HOLDINGS LLC |
| Seller | TRELLO ANTHONY |
40 McIntyre St Fort Edward 1985 Multifamily
Neighborhood occupancy trends appear steady and rents remain relatively accessible, supporting retention potential according to WDSuite’s CRE market data. The wider area’s household growth points to a durable tenant base for smaller-unit product.
Fort Edward’s local fabric skews suburban with everyday convenience more than lifestyle retail. Within the Glens Falls metro, grocery access ranks competitively (8th of 78 neighborhoods), while parks access is even stronger (4th of 78), indicating practical amenities that serve daily living. In contrast, cafes, childcare, and pharmacies are sparse inside the immediate neighborhood, which may temper walk-to options for residents.
For investors, the neighborhood’s occupancy level is above the metro median (33rd of 78), signaling stability at the neighborhood level rather than peak tightness. Renter concentration within the neighborhood is comparatively low at 23.2% of housing units (21st of 78), implying a thinner in-neighborhood renter pool; however, demand can draw from the broader area where renting is more prevalent.
Demographic statistics aggregated within a 3-mile radius show recent population growth and a notable increase in households, with projections indicating further expansion by 2028. This points to a larger tenant base over time, which can support occupancy stability and leasing velocity even if immediate-block renter counts are modest.
Home values are relatively low in the national context, and median rents remain on the more accessible side for the region. For multifamily operators, this mix suggests generally manageable rent-to-income dynamics that can aid retention, but it also means ownership options are more attainable locally, which can introduce competition for some price-sensitive renter cohorts. School ratings in the neighborhood are lower relative to peers in the metro, a factor to monitor for family-oriented demand.
Comparable neighborhood-level safety metrics are not available in this dataset. Investors typically benchmark conditions against municipal or county trend reports and property-level incident histories to understand how a specific asset compares to the wider Glens Falls area.
Nearby employers offer a diversified employment base that can support workforce housing demand and commute convenience, led by healthcare distribution and regional corporate offices from McKesson, International Paper Company, and IBM.
- McKesson — healthcare distribution (6.3 miles)
- International Paper Company — paper & packaging offices (43.5 miles)
- IBM — technology & services offices (44.1 miles)
Built in 1985, the property is newer than much of the area’s housing stock (average vintage skews early 20th century), which supports competitive positioning versus older assets while still leaving room for targeted modernization to lift rents and operating efficiency. Neighborhood occupancy trends sit above the metro median, and the 3-mile area shows population and household expansion, pointing to a growing renter pool and potential for steady leasing performance. According to CRE market data from WDSuite, rents track on the accessible side for the region, which can underpin retention.
Counterpoints include a lower renter-occupied share within the immediate neighborhood, limited walkable lifestyle amenities, and school ratings that trail metro peers. In a market with relatively accessible home values, ownership can compete with rental housing, so asset strategy should emphasize product differentiation, light renovations, and operational execution to sustain demand and pricing power.
- 1985 vintage offers competitive positioning versus older local stock, with modernization upside.
- Neighborhood occupancy sits above the metro median, supporting stability.
- 3-mile population and household growth expand the tenant base and support leasing.
- Accessible rent levels aid retention, per WDSuite’s commercial real estate analysis.
- Risks: thinner in-neighborhood renter concentration, modest lifestyle amenities, and competition from attainable ownership.