| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 79th | Best |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1 Harbor Acres Rd, Sands Point, NY, 11050, US |
| Region / Metro | Sands Point |
| Year of Construction | 2004 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1 Harbor Acres Rd: 66-Unit 2004 Sands Point Asset
Positioned in an affluent Nassau County suburb, this 2004-vintage, 66-unit property benefits from elevated neighborhood incomes and home values that help sustain renter demand, according to WDSuite’s CRE market data. Neighborhood occupancy and renter concentration warrant careful leasing strategy, but regional fundamentals support stable, higher-end multifamily positioning.
Sands Point sits within the Nassau County–Suffolk County, NY metro and carries a B neighborhood rating. Schools in the area are strong (average ratings place the neighborhood in the top quartile nationally and competitive among 608 metro neighborhoods), which supports family-oriented demand and longer tenancy for well-managed multifamily assets. Parks and pharmacies are comparatively accessible for a suburban location, while cafes and grocery options are sparse in the immediate neighborhood, implying more drive-to convenience than walkable retail.
Rents in the neighborhood skew high relative to national benchmarks, and home values are elevated as well, reinforcing renter reliance on professionally managed housing. At the same time, neighborhood occupancy is measured at 87.8% and the share of renter-occupied housing is just 8.4%, signaling an owner-dominant area where the immediate tenant base is thinner. For investors, that points to the need for targeted positioning and asset quality that competes well against single-family alternatives.
Within a 3-mile radius, demographics show a modest increase in population and households over the past five years, with households up roughly 5% and further growth expected by 2028. Median incomes are high and projected to rise, and asking rents are also projected to increase, which can support pricing power and occupancy stability for well-amenitized product. However, projections indicate the 3-mile renter-occupied share may trend lower over time, suggesting a stronger ownership tilt; underwriting should assume a focus on retention, service quality, and product differentiation.
Neighborhood-level crime statistics are not available in WDSuite for this location. Investors typically benchmark Sands Point against other Nassau County suburbs and review multi-year trends from local police and municipal sources to contextualize safety alongside leasing, retention, and insurance assumptions.
Proximity to major corporate hubs provides a broad, white-collar employment base that can support higher-income renter demand and reduce commute friction for residents. Key nearby employers include XPO Logistics, Mastercard, W.R. Berkley, PepsiCo, and JetBlue Airways.
- Xpo Logistics — logistics (12.6 miles) — HQ
- Mastercard — payments (12.8 miles) — HQ
- W.R. Berkley — insurance (12.9 miles) — HQ
- Pepsico — food & beverage (13.5 miles) — HQ
- Jetblue Airways — airline (14.5 miles) — HQ
Built in 2004, the property is materially newer than much of the local housing stock and should compete well against older inventory while investors plan for mid-life system updates and selective modernization. High neighborhood incomes and home values indicate a high-cost ownership market that can sustain demand for quality rentals; however, neighborhood occupancy trails stronger metro performers and the immediate renter-occupied share is low, so leasing strategy and product differentiation are important. According to CRE market data from WDSuite, nearby schools rate well and amenities skew toward parks and services rather than walkable retail, suggesting a suburban, car-oriented resident profile.
Within a 3-mile radius, recent increases in households and projected growth through 2028 point to a larger tenant base and support for rent levels, with rising incomes bolstering leasing durability. At the same time, a potential shift toward higher ownership share means execution risk around absorption and retention should be underwritten with conservative timelines and an emphasis on service quality.
- 2004 vintage competes well versus older neighborhood stock; plan for mid-life updates.
- High-income, high-cost ownership area supports demand for quality rentals and pricing power.
- 3-mile household growth and rising incomes expand the tenant base and support occupancy stability.
- Suburban amenity pattern (strong schools, parks; limited walkable retail) aligns with car-oriented residents.
- Risks: lower neighborhood occupancy and thin renter concentration require targeted leasing and retention focus.