| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 49th | Fair |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 48 Seniors Way, Middletown, NY, 10940, US |
| Region / Metro | Middletown |
| Year of Construction | 1996 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
48 Seniors Way, Middletown NY Multifamily Investment
Positioned in an inner-suburban pocket of the Poughkeepsie–Newburgh–Middletown metro, this 32-unit asset benefits from steady neighborhood occupancy and a renter base supported by rising household incomes, according to WDSuite’s CRE market data.
The property sits in a Middletown inner-suburb rated A- and ranked 56 out of 221 metro neighborhoods, making it competitive among Poughkeepsie–Newburgh–Middletown neighborhoods. Local occupancy trends are healthy, supporting stable leasing dynamics for workforce-oriented units.
Livability is characterized by everyday conveniences rather than lifestyle amenities: restaurant and pharmacy access track near national mid-range benchmarks, while cafes and parks are limited. For investors, this mix typically supports practical tenant retention and predictable demand rather than premium amenity-driven pricing.
Tenure patterns indicate depth in rental demand. Within the neighborhood, an estimated 37.2% of housing units are renter-occupied, suggesting a meaningful base of multifamily users. Within a 3-mile radius, renters account for roughly 43% of units, expanding the prospective tenant pool beyond the immediate block group cluster.
Home values trend elevated for the region (nationally around the upper-third), and the value-to-income ratio sits in a high national percentile. Together, these conditions often reinforce reliance on multifamily housing, supporting occupancy stability and lease retention. At the same time, rent-to-income measures near national mid-range imply manageable affordability pressure, which can aid renewals and limit turnover risk.
Demographics aggregated within a 3-mile radius show recent population growth and an increase in households, with forecasts pointing to further expansion through 2028. For multifamily investors, that implies a larger tenant base and support for sustained occupancy, especially for efficiently sized units.
Vintage considerations: the asset’s 1996 construction is slightly newer than the neighborhood’s average vintage. That positioning can provide a competitive edge versus older housing stock, though investors should still plan for targeted system updates and selective modernization to maintain leasing velocity.
Neighborhood safety signals should be considered in context and at the neighborhood scale rather than the specific parcel. Comparative indicators point to performance that is favorable against national norms on several measures (top quartile nationally), while metro-level rankings can vary across subareas. Investors should underwrite with current property-level precautions and recent trend data for a balanced view.
Regional employment anchors within commuting range support renter demand and lease retention, particularly for workforce households. Notable nearby employers include Ascena Retail Group, Becton Dickinson, Toys "R" Us, Prudential Financial, and Airgas Lincoln Park.
- Ascena Retail Group — corporate offices (29.1 miles) — HQ
- Becton Dickinson — corporate offices (32.2 miles) — HQ
- Toys "R" Us — corporate offices (33.9 miles) — HQ
- Prudential Financial — corporate offices (37.4 miles)
- Airgas Lincoln Park — corporate offices (37.7 miles)
This 32-unit, 1996-built asset aligns with solid neighborhood fundamentals and a renter base reinforced by elevated ownership costs in the surrounding area. Neighborhood occupancy is healthy and the share of renter-occupied units provides a meaningful tenant pool, while 3-mile demographic trends point to continued population and household growth that can support sustained demand. Based on CRE market data from WDSuite, local rents track near national mid-range affordability, which can aid retention and reduce lease churn risk.
The 1996 vintage offers relative competitiveness versus older housing stock common in the metro, with potential value-add in targeted system upgrades and contemporary finishes to enhance leasing velocity. Proximity to a diversified employment base within commuting range further supports absorption and stabilizes cash flow through cycles.
- Healthy neighborhood occupancy and a durable renter base underpin leasing stability
- 1996 construction provides competitive positioning with selective modernization upside
- Elevated ownership costs in the area reinforce reliance on multifamily rentals
- 3-mile population and household growth support a larger tenant pool through 2028
- Risk: amenity-light subarea and submarket safety variability warrant property-level diligence