| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Fair |
| Demographics | 59th | Good |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 103 Country Club Dr, Maybrook, NY, 12543, US |
| Region / Metro | Maybrook |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | 2007-09-12 |
| Transaction Price | $1,800,000 |
| Buyer | BRIGHAM LLC |
| Seller | BRIGHAM HOUSE APT LLC |
103 Country Club Dr Maybrook 24-Unit Multifamily Investment
Neighborhood occupancy has held in the low-90s with steady leasing trends, and a moderate renter-occupied share supports demand depth—according to WDSuite’s CRE market data—positioning a 24-unit asset for durable cash flow in an inner-suburban setting.
Located in Maybrook within the Poughkeepsie–Newburgh–Middletown metro, the neighborhood carries an A rating and ranks 33 out of 221 metro neighborhoods, placing it in the top quartile locally. Amenity access is also competitive, with parks, pharmacies, and cafes scoring above national midpoints, which helps support resident livability and leasing appeal for multifamily.
Renter-occupied housing comprises a meaningful share of neighborhood units (above the metro median), which signals a stable tenant base for multifamily demand rather than reliance on a thin rental pool. Neighborhood occupancy trends sit modestly above national midpoints and have improved over the past five years, supporting expectations for steady lease-up and retention when managed effectively.
Within a 3-mile radius, demographics indicate a relatively steady population with a slight increase in households and a gradual decrease in average household size. This mix typically expands the renter pool and supports occupancy stability, even without outsized population growth. Neighborhood incomes sit well above national midpoints, while median asking rents are in the lower-$1,000s, keeping rent-to-income near the mid-teens—conditions that generally aid retention and reduce turnover risk for well-managed assets.
The asset’s 1973 vintage is newer than the neighborhood’s older housing stock (average year built around the early 1940s). That relative advantage can support competitive positioning versus older comparables, though investors should still budget for ongoing system updates and value-add touches to meet current renter expectations.
Ownership costs in the surrounding area are moderate by national standards, which can create some competition from entry-level ownership. For multifamily investors, that typically argues for careful pricing and amenity positioning to preserve leasing velocity while maintaining rent growth in line with local acceptance.
Neighborhood-level public safety statistics are limited for this area. Investors typically benchmark incident trends against broader Orange County and the Poughkeepsie–Newburgh–Middletown metro, focusing on multi-year patterns rather than single-year snapshots. Property-level measures—lighting, access control, and site upkeep—remain important levers for resident perception and retention regardless of broader trend lines.
Regional employment anchors within commuting range include retail apparel, medical technology, beverages, and industrial gases. These employers support a diversified workforce and commuting patterns that can reinforce renter demand and lease retention.
- Ascena Retail Group — retail apparel (29.2 miles) — HQ
- Becton Dickinson — medical technology (33.2 miles) — HQ
- Pepsico — beverages (34.4 miles)
- Toys "R" Us — retail (35.8 miles) — HQ
- Praxair — industrial gases (35.9 miles) — HQ
This 24-unit property offers exposure to an A-rated inner-suburban neighborhood with amenity access above national midpoints and a renter-occupied share that supports a consistent tenant base. Neighborhood occupancy has trended stable, and rent-to-income sits near the mid-teens, both constructive for retention and cash flow management. The 1973 vintage is newer than much of the surrounding housing stock, providing a positioning edge versus older comparables while still allowing room for targeted upgrades. According to CRE market data from WDSuite, household growth within a 3-mile radius is expected to continue alongside smaller household sizes, which generally supports renter pool expansion and occupancy stability.
Balanced ownership costs mean some competition from entry-level ownership, so strategy should emphasize practical amenities and disciplined rent setting to sustain leasing velocity. With incomes above national midpoints and neighborhood amenities competitive within the metro, the asset’s long-term thesis centers on steady absorption, manageable turnover, and selective value-add to enhance NOI.
- A-rated neighborhood, top-quartile local rank supports durable leasing fundamentals
- Renter-occupied share and stable occupancy trends point to demand depth and retention
- 1973 vintage is newer than area averages, enabling competitive positioning with value-add upside
- Income levels above national midpoints with rents around the lower-$1,000s support balanced affordability
- Risk: Moderate ownership costs create competition; disciplined pricing and amenities are key to sustain velocity