| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 78th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 104 Front St, Mineola, NY, 11501, US |
| Region / Metro | Mineola |
| Year of Construction | 2013 |
| Units | 36 |
| Transaction Date | 2019-02-14 |
| Transaction Price | $8,611,534 |
| Buyer | FRG FRONT STREET LLC |
| Seller | MINEOLA 150 LLC |
104 Front St Mineola NY Multifamily Investment
Built 2013, this 36-unit asset competes well against an older local stock and benefits from steady renter demand in Mineola s urban core, according to WDSuite s CRE market data. Neighborhood occupancy is in the low-90s and rents trend above metro norms, signaling durable leasing with room for selective upgrades.
Mineola s urban core scores strongly on neighborhood quality, with amenity access landing in the top quartile nationally and cafes per square mile among the highest tiers nationwide. Grocery and restaurant density also test well above national medians, supporting daily convenience and helping properties maintain leasing velocity.
The property s 2013 vintage is newer than much of the surrounding housing stock, where the average construction year skews mid-20th century. For investors, that generally means a more competitive offering against older comparables, while still planning for mid-life systems and common-area updates as part of capital management.
Within a 3-mile radius, demographics indicate a larger tenant base over time: population and households have grown and are projected to continue rising, implying a gradual renter pool expansion that supports occupancy stability. Median incomes are high for the region, and the rent-to-income profile locally suggests manageable affordability pressure a positive for retention and renewal strategies.
Home values are elevated for the area, which tends to reinforce reliance on multifamily rentals and support pricing power for well-maintained assets. One trade-off is limited park access within the immediate neighborhood, so on-site amenities and proximity to private fitness or recreation options can be meaningful differentiators.
Relative safety indicators are favorable at the neighborhood level. Overall crime measures place the area in a higher (safer) national percentile, and property offense rates sit in a top national percentile with a sharp year-over-year decline rends consistent with stable operations. These figures reflect neighborhood conditions, not the property itself.
Comparatively within the Nassau County Suffolk County metro (608 neighborhoods), the area ranks closer to the safer end of the spectrum. While violent offense levels benchmark in a stronger national percentile, recent year-over-year change shows some volatility, warranting routine monitoring as part of risk management. As with any asset, investors should pair data with on-the-ground diligence and current police blotter or municipal reports.
Proximity to established corporate employers supports a stable renter base seeking commute convenience, with nearby roles across healthcare, financial services, and airlines. Notable employers include Citizens Bank (home mortgages office), Henry Schein, Prudential, JetBlue Airways, and Lockheed Martin.
- Fernando Monasterio - Citizens Bank, Home Mortgages financial services (10.5 miles)
- Henry Schein healthcare distribution (11.5 miles) HQ
- Prudential financial services (12.5 miles)
- Jetblue Airways airlines (16.0 miles) HQ
- Lockheed Martin defense & aerospace offices (17.6 miles)
This Mineola asset offers a balanced thesis: newer construction (2013) versus an older neighborhood baseline, strong amenity convenience, and a renter pool supported by high regional incomes and an ownership market with elevated home values. Neighborhood occupancy trends in the low-90s and median rents above metro levels point to durable demand with potential to capture premiums through targeted refreshes rather than heavy repositioning, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, population and household growth with projections indicating further increases support a larger tenant base over time. Rent-to-income levels suggest moderated affordability pressure, aiding retention, while limited public green space and some year-over-year safety volatility are planning considerations for amenities and security practices.
- 2013 vintage offers competitive positioning versus older local stock with manageable mid-life CapEx planning.
- Strong amenity access and employer proximity underpin leasing velocity and renewal potential.
- High regional incomes and elevated ownership costs support multifamily demand and pricing power.
- Growing 3-mile population and households indicate gradual renter pool expansion that supports occupancy stability.
- Risks: limited park access and recent safety volatility warrant amenity programming and ongoing monitoring.