| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 77th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1 The Circle, Glen Head, NY, 11545, US |
| Region / Metro | Glen Head |
| Year of Construction | 1987 |
| Units | 106 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1 The Circle, Glen Head NY Multifamily Investment
Positioned in a high-cost ownership pocket of Nassau County, this 106-unit asset targets durable renter demand and steady leasing from an affluent tenant base, according to WDSuite’s CRE market data. Neighborhood occupancy metrics reference the surrounding area, where stability is supported by strong incomes and limited rental alternatives.
Glen Head sits within a suburban enclave of Nassau County where home values are elevated (neighborhood ranks in the upper tier locally and 95th percentile nationally). For multifamily investors, a high-cost ownership market tends to sustain reliance on rentals, which can support retention and pricing discipline without overextending renters (the neighborhood rent-to-income ratio trends on the low side).
Local livability is underscored by school quality that sits at the top nationally, an advantage for family-oriented renters seeking longer tenures. Amenity access is mixed: parks and pharmacies score competitively among 608 metro neighborhoods, while cafes and grocery density are sparse within the immediate neighborhood. This pattern points to a primarily residential setting with daily needs accessible by short drives rather than on-foot convenience.
Neighborhood occupancy is measured for the area around the property, not the asset itself, and currently sits near the national midpoint with a slight five-year softening. Against this backdrop, the area’s renter-occupied share within a 3-mile radius (data aggregated within 3 miles) provides a meaningful tenant base alongside above-median household incomes, helping support lease stability even as supply-demand balances evolve. These dynamics align with balanced underwriting assumptions in a suburban context informed by commercial real estate analysis.
Vintage context matters: with a 1987 construction year versus an older neighborhood average, the property likely competes well against legacy stock, though investors should plan for modernization of systems and common areas to reinforce its positioning relative to pre-war buildings common in the area.
Comparable neighborhood-level safety indicators are not available in the provided dataset for this Nassau–Suffolk metro cluster. In the absence of specific ranks or percentiles, investors should benchmark to county and metro trends and evaluate property-level measures (lighting, access control, and management practices) during diligence. When crime ranks are available, translating them relative to all 608 metro neighborhoods and national percentiles helps gauge whether safety is above, near, or below broader norms.
The employment base within a 10–14 mile commute features several headquarters and corporate offices that draw well-paid professionals, supporting renter demand and retention. Key nearby employers include Henry Schein (healthcare products), W.R. Berkley (insurance), XPO Logistics (logistics), Mastercard (payments), and PepsiCo (food & beverage).
- Henry Schein — healthcare products (11.7 miles) — HQ
- W.R. Berkley — insurance (12.0 miles) — HQ
- Xpo Logistics — logistics (12.2 miles) — HQ
- Mastercard — payments (13.3 miles) — HQ
- Pepsico — food & beverage (13.7 miles) — HQ
This 106-unit, 1987-vintage property benefits from a suburban Nassau County location where elevated home values reinforce rental demand and low rent-to-income ratios support retention. Within a 3-mile radius, household counts have been rising and are projected to expand further, indicating a larger tenant base and potential for occupancy stability. Neighborhood occupancy (measured for the area, not the asset) trends around the national midpoint with modest softening, suggesting the importance of prudent lease management and competitive finish standards.
The asset’s newer vintage relative to the neighborhood’s older housing stock provides a competitive edge versus legacy properties, while still leaving room for targeted modernization to capture premium rents. Based on CRE market data from WDSuite, the area’s strong incomes and limited rental alternatives point to durable demand drivers, complemented by proximity to several corporate headquarters that deepen the pool of professional renters.
- High-cost ownership market supports renter reliance and pricing discipline
- 1987 vintage is newer than much of the area’s stock, with value-add potential via modernization
- Expanding 3-mile household base strengthens the tenant pool and supports occupancy stability
- Access to nearby corporate headquarters underpins professional renter demand
- Risk: neighborhood occupancy has edged lower, and amenity density is uneven—underscoring the need for competitive finishes and active leasing