| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 54th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 S Cottage St, Valley Stream, NY, 11580, US |
| Region / Metro | Valley Stream |
| Year of Construction | 2009 |
| Units | 90 |
| Transaction Date | 2012-08-03 |
| Transaction Price | $23,500,000 |
| Buyer | ZEUS COTTAGE LLC |
| Seller | 125 SOUTH COTTAGE STREET LLC |
125 S Cottage St Valley Stream Multifamily Opportunity
Newer construction relative to nearby stock supports competitive positioning and renter appeal, according to WDSuite’s CRE market data. Expect demand drivers from strong neighborhood amenities and an owner-leaning broader area that reinforces reliance on multifamily rentals.
Located in Valley Stream within the Nassau County–Suffolk County, NY metro, the neighborhood carries an A rating and ranks 31 out of 608 metro neighborhoods, indicating performance that is competitive among Nassau County–Suffolk County neighborhoods. Amenity access is a clear strength: parks, childcare, restaurants, cafes, groceries, and pharmacies all benchmark in high national percentiles, supporting daily convenience and renter retention.
Neighborhood housing fundamentals point to a deep renter base relative to the immediate area: renter-occupied share is roughly two-fifths at the neighborhood level, while the 3-mile radius skews more owner-occupied. In practice, this mix can sustain leasing velocity for well-positioned assets while limiting excessive new-rental competition from nearby single-family options.
Neighborhood occupancy trends sit in a healthy range and broadly track national norms, supporting income stability for professionally managed assets. Median contract rents benchmark above the U.S. average, and the local rent-to-income positioning suggests limited affordability pressure—factors that can aid pricing power and renewal capture for assets with solid unit finishes and service levels.
Schools benchmark above national averages on ratings, and the 3-mile radius shows recent population and household growth with additional expansion projected, signaling a gradually larger tenant base over time. For context, home values are elevated relative to national levels; in a high-cost ownership market, multifamily offerings often benefit from sustained renter reliance, a dynamic supported by commercial real estate analysis from WDSuite.
Vintage context matters: the average neighborhood construction year skews mid-20th century, while this asset was built in 2009. That newer vintage enhances competitive positioning versus older local stock, though investors should still plan for mid-life capital items and selective modernization to meet current renter expectations.
Safety indicators benchmark favorably compared to neighborhoods nationwide. Overall crime measures are in higher national percentiles (safer than many U.S. neighborhoods), and both property and violent offense rates have trended lower over the past year, based on WDSuite’s CRE market data. For investors, this backdrop supports leasing and resident retention while avoiding block-level assumptions.
Proximity to established corporate employers supports commuter convenience and a diversified renter base for workforce and professional households. Nearby anchors include Prudential, JetBlue Airways, Fernando Monasterio — Citizens Bank Home Mortgages, Pfizer, and Verizon Communications.
- Prudential — insurance & financial services (8.2 miles)
- Jetblue Airways — airline corporate offices (14.2 miles) — HQ
- Fernando Monasterio — Citizens Bank, Home Mortgages — financial services (15.8 miles)
- Pfizer — pharmaceuticals & corporate offices (15.8 miles) — HQ
- Verizon Communications — telecom corporate offices (15.8 miles)
This 90-unit asset, built in 2009, stands newer than the surrounding housing stock, offering relative competitiveness versus mid-century buildings while approaching mid-life systems planning. Neighborhood strengths include an A rating, dense amenity access, and a renter-occupied share that supports depth of demand; in the broader 3-mile radius, an owner-leaning landscape and a high-cost ownership market reinforce reliance on multifamily rentals. According to CRE market data from WDSuite, neighborhood occupancy remains healthy and rent levels benchmark above national norms, suggesting support for rent growth where product quality and service are aligned.
Forward-looking demand is underpinned by nearby employment nodes and 3-mile demographic growth projections that expand the potential tenant base. Key risks include measured softening risk if broader owner-tilt limits mobility into rentals at certain price points, and the need for ongoing capital to maintain a 2009-vintage asset’s competitiveness as new supply across the metro raises renter expectations.
- 2009 vintage out-positions older neighborhood stock; plan for mid-life capex to sustain competitiveness.
- A-rated, amenity-rich neighborhood supports retention and pricing power for quality operations.
- High-cost ownership context and solid renter concentration bolster multifamily demand.
- Healthy neighborhood occupancy and above-average rent benchmarks, per WDSuite, support income stability.
- Risks: broader owner tilt in the 3-mile area and ongoing capex needs as the asset ages.