| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 61st | Good |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 220 West Rd, Pleasant Valley, NY, 12569, US |
| Region / Metro | Pleasant Valley |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2002-01-14 |
| Transaction Price | $3,175,000 |
| Buyer | CLASSIC REALTY ASSOCIATES LLC |
| Seller | COSCIO BROTHERS INC |
220 West Rd Pleasant Valley Multifamily Investment
Renter demand is supported by above-median neighborhood occupancy and steady household growth, according to WDSuite’s CRE market data. Expect durable income in a suburban setting where ownership costs and manageable rent-to-income levels help sustain leasing stability.
Pleasant Valley’s neighborhood performance is strong for the Poughkeepsie–Newburgh–Middletown metro: the area sits in the top quartile among 221 metro neighborhoods (A rating), with neighborhood occupancy above the metro median and stable over time. Median contract rents in the neighborhood track in the upper range nationally, while rent-to-income levels suggest room for continued leasing without outsized affordability pressure for many renters.
Livability is anchored by everyday conveniences rather than dense urban retail. Grocery and restaurant access aligns near metro norms, and childcare availability is competitive versus many suburban peers. Cafe density is lighter, so the appeal leans toward quiet residential character rather than destination retail.
Housing stock nearby skews older than the subject property (many homes built around the mid‑20th century). With a 1985 vintage, this asset is newer than much of the surrounding inventory, which can support competitive positioning; investors should still plan for system updates or selective renovations typical for assets of this era.
Tenure patterns indicate a meaningful renter base: the neighborhood’s share of housing units that are renter-occupied is high relative to national norms, reinforcing depth of demand for a 20‑unit community. Within a 3‑mile radius, recent population and household growth, along with forecasts pointing to further increases through 2028, indicate a larger tenant base and support for occupancy stability. School ratings trend below national averages, which is worth monitoring for family-oriented leasing strategies, but broader demographics and income levels are competitive nationally.
Safety indicators are mixed but generally favorable in broader context. The neighborhood ranks better than many areas nationally, with overall safety around the 61st percentile nationwide. Property offense rates are particularly favorable, trending in the top percentile bands nationally (very low relative incidence), which supports resident retention and asset perception.
Within the metro, rank-based comparisons can vary by category; some measures place the area above the metro average, while others point to pockets of risk. Violent offense metrics compare better than the national midpoint but show a recent uptick, so investors should underwrite with prudent security and lighting plans and monitor local trendlines over the next few leasing cycles.
Regional employment access supports commuter demand, with proximity to a major industrial and materials employer noted below. This employer base can contribute to leasing stability for workforce-oriented units.
- Praxair — industrial gases (29.9 miles) — HQ
This 20‑unit, 1985‑vintage asset offers a pragmatic value proposition: neighborhood occupancy trends run above the metro median, renter demand is supported by a comparatively high share of renter-occupied housing, and 3‑mile demographics point to population and household growth that expands the tenant base. The vintage is newer than much of the surrounding stock, suggesting competitive positioning with targeted modernization and common‑area upgrades.
Home values in the area sit at a higher tier for the region, while rent-to-income ratios remain manageable, a mix that can sustain retention and consistent collections. According to CRE market data from WDSuite, neighborhood-level income and NOI indicators are strong relative to peers, reinforcing the case for stable cash flow while leaving room for selective value‑add to capture further upside. Key watch items include below-average school ratings, lighter amenity density, and monitoring of recent safety trendlines.
- Above-median neighborhood occupancy supports income durability
- Renter-occupied housing share indicates depth of tenant demand
- 1985 vintage newer than local stock; targeted upgrades can enhance competitiveness
- Manageable rent-to-income levels aid retention and steady collections
- Risks: below-average school ratings, lighter amenities, and recent safety uptick warrant monitoring