| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 61st | Good |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 160 West Rd, Pleasant Valley, NY, 12569, US |
| Region / Metro | Pleasant Valley |
| Year of Construction | 1985 |
| Units | 48 |
| Transaction Date | 2024-06-18 |
| Transaction Price | $8,000,000 |
| Buyer | 160-166 PLEASANT VLY LLC |
| Seller | PLEASANT VLY HLDGS NY LLC |
160 West Rd Pleasant Valley Multifamily Opportunity
Stabilized renter demand in the neighborhood supports consistent leasing, with occupancy in the mid-90s according to WDSuite’s CRE market data. Location and household incomes indicate durable rent collections without over-reliance on top-of-market pricing.
Pleasant Valley is a Suburban pocket of Dutchess County with an A neighborhood rating and competitive fundamentals within the Poughkeepsie–Newburgh–Middletown metro. The neighborhood ranks 19th out of 221 metro neighborhoods, signaling above-metro performance rather than a downtown story. According to WDSuite’s CRE market data, neighborhood occupancy trends sit around the mid-90s, which helps reduce lease-up risk and supports renewal stability.
Renter-occupied housing is meaningful at the neighborhood level (roughly half of units), providing a broad tenant base for multifamily assets and helping sustain demand across unit types. Median contract rents trend on the higher side for the metro, while the rent-to-income backdrop suggests manageable affordability pressure, supporting retention and measured pricing power rather than aggressive mark-to-market assumptions.
For investors assessing vintage risk, the property’s 1985 construction is newer than the neighborhood’s older housing stock (average vintage skews mid-20th century). That relative youth can be competitive against older comparables, though standard modernization and system updates should be planned as part of a value-add or hold strategy.
Within a 3-mile radius, demographics indicate population and household growth over the last five years, with further gains projected by 2028. Rising household incomes and a solid share of higher-earning households point to a deeper renter pool and support for occupancy stability. Median home values are elevated for the region, which tends to reinforce renter reliance on multifamily housing and can aid lease retention.
Amenities are serviceable locally—grocers and pharmacies are present—while cafes and restaurants are more limited in immediate density compared with urban cores. Average school ratings trail national norms, so family-oriented demand may skew to value and convenience rather than school-driven premiums. Notably, neighborhood NOI per unit performs strongly, ranking 3rd out of 221 metro neighborhoods and placing the area in the top quartile nationally, a signal of resilient operating performance relative to peers.
Safety indicators are comparatively favorable versus national norms, particularly for property offenses, which trend well above national safety benchmarks. Overall crime measures sit above the national median, which supports tenant retention and day-to-day livability relative to many comparable suburbs.
Investors should note that recent trends show some variability in violent offense measures year over year, even as the area still compares favorably to national averages. A prudent approach is to monitor updated neighborhood-level data and maintain standard property-level measures (lighting, access control) to support resident confidence.
Regional employment access is commuter-oriented, with proximity to advanced materials and industrial gas operations that can support leasing from a stable, skilled workforce. The employers below reflect realistic commute sheds that reinforce renter demand.
- Praxair — industrial gases (29.6 miles) — HQ
160 West Rd offers investors exposure to a suburban Dutchess County location where neighborhood occupancy trends are steady and renter concentration supports a durable tenant base. The property’s 1985 vintage is newer than much of the surrounding housing stock, offering competitive positioning against older product while warranting targeted modernization for efficiency and renter appeal. According to CRE market data from WDSuite, neighborhood operating performance ranks among the metro’s leaders, and elevated ownership costs locally tend to reinforce demand for rental housing.
Within a 3-mile radius, population and households have expanded, with further growth projected by 2028—adding depth to the renter pool. Income levels are solid for a workforce-oriented suburb, supporting collections and renewal prospects without requiring aggressive rent spikes. Amenity density is moderate and schools rate below national averages, which argues for value, convenience, and well-managed operations rather than premium rent positioning.
- Steady neighborhood occupancy and meaningful renter-occupied share support leasing stability.
- 1985 construction provides a relative edge versus older stock, with targeted upgrades for value-add.
- 3-mile demographic growth and solid incomes deepen the tenant base and aid retention.
- Elevated home values in the area help sustain rental demand and reduce move-out to ownership.
- Risks: below-average school ratings, variable violent-crime trends, and modest nearby amenity density may limit premium pricing.