| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 58th | Fair |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 642 Rocky Glen Rd, Beacon, NY, 12508, US |
| Region / Metro | Beacon |
| Year of Construction | 2008 |
| Units | 82 |
| Transaction Date | 2008-07-11 |
| Transaction Price | $1,710,000 |
| Buyer | VIEWS AT ROCKY GLEN HOUSI |
| Seller | MARINACCIO RALPH |
646 Rocky Glen Rd Beacon Multifamily, 2008 Vintage
Neighborhood-level fundamentals point to steady renter demand, with occupancy trending strong for the area according to WDSuite’s CRE market data. The property’s 2008 construction positions it competitively versus older local stock, supporting leasing consistency.
Beacon’s suburban setting offers a balanced investment backdrop: the neighborhood carries a B+ rating and sits above the metro median among 221 Poughkeepsie–Newburgh–Middletown neighborhoods on overall housing metrics, per WDSuite. Area occupancy is resilient at the neighborhood level and tracks above the metro median, a positive indicator for income stability and tenant retention.
The asset’s 2008 vintage is materially newer than the neighborhood’s average construction year (1956). Newer stock typically competes well against older properties in this submarket, though investors should still plan for mid-life system updates and selective renovations to sustain positioning and rent growth.
Amenity access trends mixed: the neighborhood ranks above the metro median on amenity density but sits below national norms (24th percentile). Parks are a relative strength (above national median), while cafes and pharmacies are limited locally; investors can expect residents to rely on nearby corridors for a fuller retail mix. Average school ratings in the neighborhood are competitive among metro peers yet below the national median, which can influence family renter demand but is often balanced by commute and housing cost considerations.
Renter-occupied share at the neighborhood level is in the mid-30% range, indicating a meaningful, though not dominant, renter base that supports absorption for workforce-oriented product. Within a 3-mile radius, population and household counts have expanded in recent years, with forecasts calling for further household growth by 2028; this widening household base suggests a larger tenant pool and supports occupancy stability. Median contract rents in the neighborhood are competitive among metro peers and sit above national medians, while rent-to-income levels remain manageable in this area—factors that can aid renewal capture and measured pricing power, based on commercial real estate analysis from WDSuite.
Neighborhood-level safety metrics are not available in this dataset for this location. Investors typically benchmark local conditions against Dutchess County and broader Poughkeepsie–Newburgh–Middletown trends and supplement with municipal reports and property-level history to gauge operational risk.
Given the absence of comparable rank and percentile data, the prudent approach is to underwrite with conservative assumptions and validate with onsite diligence, resident feedback, and insurer guidance.
The broader Hudson Valley and Westchester employment base provides a diversified set of white-collar and industrial demand drivers within commuting distance, supporting workforce housing dynamics and lease retention. Nearby anchors include Praxair, PepsiCo, IBM, Ascena Retail Group, and Synchrony Financial.
- Praxair — industrial gases (22.8 miles) — HQ
- Pepsico — consumer goods (29.9 miles)
- Ibm — technology & services (30.8 miles) — HQ
- Ascena Retail Group — apparel retail (33.4 miles) — HQ
- Synchrony Financial — consumer finance (35.2 miles) — HQ
This 82‑unit asset combines durable demand drivers with relative product differentiation. Built in 2008, it competes favorably against an older neighborhood baseline, which can support occupancy stability and measured rent growth with targeted modernization. At the neighborhood level, occupancy trends above the metro median and median rents that are competitive for the region indicate a tenant base willing to pay for quality while retaining manageable rent-to-income dynamics, according to CRE market data from WDSuite.
Within a 3‑mile radius, recent and forecast increases in households point to a larger renter pool over the next several years—an underpinning for leasing velocity and renewal capture. Home values in the area are elevated relative to incomes by national standards, which tends to sustain reliance on multifamily housing and can reinforce pricing power when paired with prudent lease management.
- 2008 vintage competes well versus older local stock; plan selective updates for continued edge
- Neighborhood occupancy above metro median supports income stability and retention
- 3‑mile household growth and forecasts suggest a widening tenant base
- Elevated ownership costs in the area underpin multifamily demand and measured pricing power
- Risk: amenity density is below national norms; rely on commute access and property features to compete