A neighborhood that stays occupied while it is rebuilt
Albany Commons replaces aging single-story housing stock with a mixed-income community of 96 rental units and 24 for-sale cottages, delivered in three phases so no resident is displaced for more than one relocation cycle.
M&S serves as both developer and general contractor. We assembled the site across four parcels, carried the rezoning through two public hearings, and structured the capital stack with a local housing authority as ground-lease partner. Construction documents were value-engineered twice before permit, holding the program intact while bringing hard costs 6.4% under the initial estimate.
Material specifications match those used in our custom home work: full-depth masonry veneer, standing-seam metal roofing, and mechanical systems sized for a 25-year replacement horizon rather than the minimum code cycle.
Projections per current underwriting. Past performance is not indicative of future results.
Governed on published dates
Four parcels acquired off-market and consolidated under a single legal description.
Rezoning approved after two public hearings and a neighborhood design review.
Senior debt, agency soft debt, and LP equity funded simultaneously.
Sitework and utilities underway; no resident relocation required in phase one.
Forty-four rental units and the first cottage block turned over to management.