| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 26th | Poor |
| Amenities | 78th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 227 Dumont Ave, Brooklyn, NY, 11212, US |
| Region / Metro | Brooklyn |
| Year of Construction | 1975 |
| Units | 32 |
| Transaction Date | 2014-12-16 |
| Transaction Price | $98,676,252 |
| Buyer | HP MARCUS GARVEY PRESERVATION HOUSING CO |
| Seller | DUBOR ASSOCIATES |
227 Dumont Ave Brooklyn Multifamily Investment Opportunity
Neighborhood occupancy has held near 96% with a very high renter-occupied share, according to WDSuite’s CRE market data, pointing to durable tenant demand in this Urban Core pocket of Brooklyn.
Situated in Brooklyn s Urban Core, the area around 227 Dumont Ave shows sustained renter demand and leasing stability. The neighborhood s occupancy is about 96% (above the national median and competitive among New York-Jersey City-White Plains neighborhoods), and renter-occupied housing is high at roughly 80% of units. For investors, that depth of renter households supports ongoing tenant sourcing and reduces exposure to prolonged downtime between turns.
Livability fundamentals are mixed but serviceable for workforce renters. Grocery and pharmacy access rank in the top decile nationally (93rd and 98th percentiles), and parks are similarly strong (97th percentile), while cafes are sparse. Childcare density is a relative strength (98th percentile). Average school ratings are weak versus national benchmarks, which can influence household preferences and product positioning for family-oriented units.
Property vintage in the neighborhood skews older (average 1944). The subject s 1975 construction is newer than the local average, which can confer a competitive edge on layouts and systems; however, investors should still plan for ongoing modernization of building systems and common areas typical of 1970s assets.
Demographic indicators aggregated within a 3-mile radius point to gradual population growth over the past five years with additional growth forecast, alongside a notable increase in household count. A large renter concentration in this radius (about seven in ten housing units are renter-occupied) suggests a sizable tenant base, supporting occupancy stability and day-to-day leasing. Median contract rents in the radius have risen over the last five years, reinforcing the need for active lease management to balance pricing with retention.
Affordability dynamics are a key underwriting factor. Neighborhood home values sit at an elevated national percentile, and the value-to-income ratio ranks among the highest nationally (top percentile), which typically sustains reliance on rental housing. At the same time, a high rent-to-income ratio indicates affordability pressure for some renters, warranting attention to renewal strategies and unit-level value propositions to support retention.
Crime conditions require prudent risk management. The neighborhood s crime rank sits in the lower half of the metro (ranked 442 among 889 New York-Jersey City-White Plains neighborhoods), and national comparisons indicate elevated violent and property offense rates relative to many U.S. neighborhoods. Recent year-over-year trends show declines in both violent and property incidents, which is a constructive signal, but volatility can persist at the block level.
For underwriting and operations, investors often account for security-minded site design, lighting, and resident engagement, and may calibrate marketing toward renters who prioritize proximity to services and commute routes. Monitoring ongoing trends and coordinating with local resources can help maintain leasing performance.
Nearby employment is anchored by finance and corporate services, which supports renter demand for commute-convenient apartments. Notable employers include Prudential, Dr Pepper Snapple Group, AIG, S&P Global, and Guardian Life.
- Prudential corporate offices (3.1 miles)
- Dr Pepper Snapple Group corporate offices (5.7 miles)
- Aig corporate offices (5.8 miles) HQ
- S&P Global corporate offices (5.8 miles) HQ
- Guardian Life Ins. Co. of America corporate offices (5.9 miles) HQ
227 Dumont Ave offers exposure to a high-renter Urban Core location with neighborhood occupancy around 96% and strong proximity to daily needs retail. Based on CRE market data from WDSuite, the broader area s renter-occupied share is high, which supports a durable tenant pipeline and leasing stability even as household profiles evolve.
Built in 1975, the property is newer than the neighborhood s average stock and may benefit from targeted modernization to enhance competitiveness versus older assets. Investors should underwrite to affordability pressure and operating discipline focusing on retention, unit-by-unit upgrades with clear value propositions, and safety-conscious property management. Over the medium term, steady population and household growth within a 3-mile radius points to a larger renter pool, which can support occupancy and rent performance through cycles.
- High renter concentration and competitive neighborhood occupancy support demand resilience
- 1975 vintage offers value-add potential through targeted system and interior upgrades
- Daily-needs amenities (grocery, pharmacy, parks) compare favorably to national norms
- Nearby corporate employers contribute to a stable commuter renter base
- Key risks: elevated crime relative to national benchmarks and renter affordability pressure