| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 68th | Good |
| Amenities | 17th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 41 Cedar Swamp Rd, Glen Head, NY, 11545, US |
| Region / Metro | Glen Head |
| Year of Construction | 1989 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
41 Cedar Swamp Rd Glen Head, NY Multifamily Investment
Owner-heavy Nassau County submarket with elevated home values supports renter reliance and steady neighborhood occupancy near the mid‑90s, according to WDSuite’s CRE market data. For investors, the combination of limited multifamily supply and durable demand signals an emphasis on retention and measured rent strategies.
Situated in Glen Head within the Nassau–Suffolk metro, the neighborhood carries a C+ rating and ranks 408 out of 608 metro neighborhoods, placing it below the metro median. Neighborhood occupancy is 94.5% and has trended higher over five years, indicating stable tenant stickiness even as broader conditions shifted (based on CRE market data from WDSuite). Note that occupancy refers to the neighborhood, not this specific property.
Renter-occupied housing is a small share locally (9.6%), reflecting an owner‑heavy environment with limited apartment stock. In investor terms, this typically means a thinner competitive set and a deeper focus on renewal management rather than aggressive lease‑up velocity. Median contract rent in the neighborhood is $1,913 with a modest five‑year decline, and the rent‑to‑income ratio of 0.08 suggests low affordability pressure—supportive for retention but calling for disciplined pricing to balance demand with revenue goals.
Home values are among the highest nationwide (median near the top national percentile) and rank 8 out of 608 within the metro. A high‑cost ownership landscape often sustains rental demand for quality units and can support occupancy stability. At the same time, local amenity density inside the neighborhood is light (few cafes, groceries, or parks), so residents typically rely on nearby commercial corridors for services—an important consideration for positioning and marketing.
Demographic statistics aggregated within a 3‑mile radius indicate a high‑income consumer base and projections for household growth through 2028, pointing to a larger tenant base and potential renter pool expansion even as household sizes trend slightly smaller. For multifamily investors, that outlook supports leasing durability while reinforcing the need for product differentiation and convenience‑oriented features.
Comparable crime benchmarks for this neighborhood are not available in the supplied dataset. Investors typically contextualize safety by comparing neighborhood trends to Nassau County and adjacent submarkets, and by supplementing with local due diligence (e.g., police precinct reports and property‑level incident logs). Without consistent rank or percentile data, it is prudent to underwrite conservatively and validate block‑level conditions on site.
The employment base within roughly 10–15 miles features several corporate headquarters and regional offices that support steady commuter demand and leasing retention. Notable nearby employers include Henry Schein, W.R. Berkley, XPO Logistics, Mastercard, and United Rentals.
- Henry Schein — healthcare distribution (10.1 miles) — HQ
- W.R. Berkley — insurance (13.2 miles) — HQ
- XPO Logistics — logistics (13.5 miles) — HQ
- Mastercard — payments & technology (14.8 miles) — HQ
- United Rentals — equipment rental (15.1 miles) — HQ
This 112‑unit multifamily property, built in 1989, competes in an owner‑heavy Nassau County submarket where elevated home values reinforce reliance on rental housing. Neighborhood occupancy is 94.5% and trending upward, signaling stability; however, recent softness in contract rents suggests operators should emphasize retention, amenities, and service quality over pure pricing. According to commercial real estate analysis from WDSuite, the local supply mix and high‑income renter base favor steady performance with thoughtful capital planning.
The 1989 vintage points to selective modernization opportunities—systems, interiors, and common areas—to bolster competitiveness against newer product while supporting renewal rates. Corporate headquarters within 10–15 miles broaden the professional tenant base, and 3‑mile demographic projections indicate household growth by 2028, which can expand the renter pool. Key risks include limited in‑neighborhood amenities, a smaller renter‑occupied share that tempers near‑term lease‑up velocity, and historically flat to down rents that call for disciplined underwriting.
- Owner‑heavy submarket with very high home values supports sustained renter demand
- Neighborhood occupancy around mid‑90s with upward trend supports stability
- 1989 vintage offers value‑add and modernization pathways to enhance competitiveness
- Proximity to multiple HQs within 10–15 miles underpins a professional tenant base
- Risks: lighter amenity density, smaller renter share, and recent rent softness warrant conservative underwriting