| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 50th | Poor |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 85501 Webster St, Baldwin, NY, 11510, US |
| Region / Metro | Baldwin |
| Year of Construction | 1996 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
85501 Webster St, Baldwin NY — Multifamily Investment Thesis
Neighborhood-level occupancy is exceptionally tight and household incomes are strong, according to WDSuite’s CRE market data, pointing to durable renter demand near Baldwin’s inner-suburban core. For investors, the combination suggests stable leasing with room to compete on quality rather than concessions.
This inner-suburban Nassau County location balances daily convenience with established residential stability. Amenity access trends above the metro median among 608 neighborhoods, with grocery options and parks standing out at strong national percentiles, supporting day-to-day livability that helps retention. Average school ratings sit near the national midpoint, aligning with a broad family renter profile.
Rents in the immediate neighborhood benchmark among the higher tiers locally (top decile in the metro), while rent-to-income ratios indicate manageable affordability pressure relative to incomes. Elevated home values in Nassau County create a high-cost ownership market that can reinforce reliance on multifamily housing, which often supports pricing discipline and lease stability for well-positioned assets.
Multifamily demand is influenced by tenure patterns: within a 3-mile radius, the housing stock is predominantly owner-occupied with a smaller share of renter-occupied units. For investors, this points to a more selective but potentially stickier renter pool, where lease management and product differentiation matter more than deep discounting. Population and household counts within 3 miles have expanded in recent years, and projections show further population growth and an increase in households, indicating a growing tenant base that supports occupancy stability.
Neighborhood-level occupancy is among the strongest in the region (measured for the neighborhood, not the property), which aligns with sustained leasing momentum and limited available inventory. Based on CRE market data from WDSuite used for multifamily property research, grocery and park access register at high national percentiles, while restaurant density is also competitive—factors that contribute to resident convenience and help limit turnover risk.
Comparable neighborhood crime data are not available in this dataset for precise benchmarking. Investors typically contextualize safety by reviewing multi-year trends and comparing the neighborhood to broader Nassau–Suffolk patterns, alongside on-the-ground diligence. Absent quantified metrics here, it is prudent to triangulate public sources and property-level history to understand tenant perceptions and potential impacts on leasing.
The employment base within commuting range spans financial services, healthcare, and airlines, supporting renter demand through diversified white-collar and operational roles. Nearby anchors include Prudential, Citizens Bank’s mortgage operations, Henry Schein, JetBlue Airways, and Pfizer.
- Prudential — insurance & financial services (12.8 miles)
- Fernando Monasterio - Citizens Bank, Home Mortgages — mortgage services (13.4 miles)
- Henry Schein — healthcare products & services (13.6 miles) — HQ
- Jetblue Airways — airline corporate offices (18.9 miles) — HQ
- Pfizer — pharmaceuticals (20.5 miles) — HQ
Built in 1996, the property is newer than much of the surrounding housing stock, offering competitive positioning against older inventory while leaving room for targeted modernization of interiors and building systems to drive rent premiums. Strong neighborhood-level occupancy and high household incomes signal resilient demand and support for stable cash flows as tenants prioritize convenience and quality.
According to CRE market data from WDSuite, the neighborhood posts top-tier occupancy and strong access to daily amenities, while elevated ownership costs in Nassau County help sustain reliance on rental housing. Within a 3-mile radius, population and household growth point to a larger tenant base over time; however, a predominantly owner-occupied landscape means success hinges on product differentiation and operational execution to capture and retain renters.
- 1996 vintage offers a competitive edge over older local stock, with value-add potential through selective renovations.
- Tight neighborhood occupancy and strong incomes support leasing stability and pricing power.
- High-cost ownership market reinforces renter reliance on multifamily, aiding retention.
- Growing 3-mile population and households expand the renter pool over time.
- Risk: Owner-heavy area limits the renter pool; sustained performance depends on product quality and management execution.