| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 59th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 136 Glen St, Glen Cove, NY, 11542, US |
| Region / Metro | Glen Cove |
| Year of Construction | 1982 |
| Units | 61 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
136 Glen St, Glen Cove Multifamily Investment
Neighborhood metrics point to steady renter demand — with occupancy around 96% and a renter-occupied share near 61% at the neighborhood level, according to WDSuite’s CRE market data — in a high-cost ownership market that tends to support leasing stability.
Situated in Glen Cove’s Urban Core, the property benefits from a neighborhood rated A and ranked 35th of 608 Nassau County–Suffolk County neighborhoods — competitive among metro peers, per WDSuite. Neighborhood occupancy is approximately 96.1%, which sits above the metro median, suggesting stable leasing conditions for multifamily assets in this micro-market. These figures are measured for the neighborhood, not the property.
Daily-needs access is a strength: the neighborhood ranks 48th and 49th of 608 for restaurants and grocery stores per square mile, respectively, placing it in the mid-90s percentiles nationally. Cafés and pharmacies also score in the 90s nationally, supporting resident convenience and potential lease retention. Park access within the immediate neighborhood is limited in the dataset (ranked 608th of 608), which investors should weigh against the strong food-and-service amenity fabric.
Tenure patterns indicate depth in the renter base: approximately 60.9% of housing units are renter-occupied at the neighborhood level (top national decile). For multifamily investors, this renter concentration typically supports consistent demand and a broader pool of prospective tenants. At the same time, a high rent-to-income ratio in the neighborhood (near the bottom national percentile) signals affordability pressure that may require thoughtful lease management and amenity/value positioning.
Within a 3-mile radius, demographics show modest population growth in recent years and a projected increase in households through 2028, pointing to a gradually expanding tenant base. Median household incomes have risen, and contract rents have trended higher historically with further gains forecast in the radius, which can reinforce pricing power but also heighten retention risk if rent growth outpaces incomes. Elevated neighborhood home values (roughly the 90th national percentile) and a value-to-income ratio in the top national percentiles indicate a high-cost ownership market, which generally sustains renter reliance on multifamily housing.
Vintage context matters: the asset was built in 1982, newer than the neighborhood’s average construction year of 1946. This positioning can offer a competitive edge versus older local stock while still warranting targeted modernization and systems upgrades to remain compelling to renters.
Neighborhood-level crime benchmarking is not available in WDSuite for this location. Investors typically evaluate city and county trend data alongside property-level measures (lighting, access control, and management practices) and compare them with comparable Nassau County–Suffolk County neighborhoods to contextualize risk.
Given the absence of ranked safety data for this neighborhood, a prudent approach is to review multi-year regional trends, speak with local stakeholders, and align security investments with tenant expectations to support retention and leasing stability.
Proximity to regional headquarters and major employers supports renter demand through commute convenience and diversified white-collar employment. Notable nearby employers include W.R. Berkley, XPO Logistics, Mastercard, PepsiCo, and Henry Schein.
- W.R. Berkley — insurance (10.8 miles) — HQ
- Xpo Logistics — logistics (10.9 miles) — HQ
- Mastercard — payments (11.9 miles) — HQ
- Pepsico — consumer goods (12.4 miles) — HQ
- Henry Schein — healthcare distribution (12.7 miles) — HQ
136 Glen St offers investors exposure to a high-demand Nassau County submarket where neighborhood occupancy is above the metro median and renter concentration is elevated, according to WDSuite. Within a 3-mile radius, population has grown and households are projected to expand further, supporting a larger tenant base. The neighborhood’s high-cost ownership profile (elevated home values and top-percentile value-to-income ratio) tends to sustain reliance on rentals, while robust local amenities bolster day-to-day livability for residents.
Built in 1982, the asset is newer than the neighborhood average vintage and can compete effectively against older stock, with the caveat that selective modernization and building systems planning may enhance positioning. At the neighborhood level, NOI per unit trends are strong relative to national peers, and current rents and forecast rent growth in the 3-mile radius suggest potential for pricing power; however, the neighborhood’s high rent-to-income ratio underscores retention risk and the need for careful lease management. These conclusions are grounded in commercial real estate analysis from WDSuite rather than forward-looking guarantees.
- Above-metro neighborhood occupancy and strong renter concentration support demand depth
- High-cost ownership market reinforces reliance on multifamily and potential pricing power
- 1982 vintage offers competitive positioning versus older local stock with targeted value-add upside
- Amenity-rich neighborhood (food, grocery, services) aids leasing and retention
- Risks: elevated rent-to-income ratio and limited nearby parks call for thoughtful retention and amenity strategy