| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Poor |
| Demographics | 70th | Good |
| Amenities | 25th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3 Husted Rd, Brewster, NY, 10509, US |
| Region / Metro | Brewster |
| Year of Construction | 1975 |
| Units | 24 |
| Transaction Date | 2014-01-24 |
| Transaction Price | $2,172,000 |
| Buyer | MIDDLEBRANCH REALTY LLC |
| Seller | LOIBL CONTRACTING INC |
3 Husted Rd Brewster 24-Unit Multifamily Opportunity
Neighborhood occupancy trends in the low 90s and elevated home values point to durable renter demand, according to WDSuite’s CRE market data. The area’s high household incomes support lease stability while still leaving room for value creation through targeted upgrades.
Brewster’s suburban context offers steady renter demand driven by high household incomes and a high-cost ownership market, which can reinforce reliance on multifamily housing. Neighborhood median contract rents place the area in a higher national tier, while the rent-to-income profile indicates manageable affordability pressure for many tenants — dynamics that can support retention and pricing power based on CRE market data from WDSuite.
At the neighborhood level, occupancy is reported in the low 90s, consistent with stabilized suburban performance. Renter-occupied share within the neighborhood is comparatively modest, which can mean a thinner immediate renter base; however, demographics aggregated within a 3-mile radius show recent growth in population and households, with forecasts indicating further increases in both population and total households over the next five years — a setup that can expand the tenant pool and support occupancy stability.
Local amenity density is limited (few cafes, parks, and pharmacies within the immediate neighborhood), so residents typically draw on conveniences across nearby corridors. For investors, this suggests marketing emphasis on unit quality, parking, and commute connectivity rather than walk-to retail. The property’s 1975 vintage is slightly older than the area’s average building stock, pointing to potential value-add through interior and systems modernization to stay competitive against newer inventory.
Home values in the neighborhood sit at elevated levels relative to many U.S. areas, which generally sustains multifamily demand as ownership remains a higher-cost alternative. Together with high household incomes at the neighborhood level and within the 3-mile radius, this backdrop supports durable leasing fundamentals while requiring thoughtful lease management where rent growth intersects with affordability pressure.
Safety indicators compare favorably: the neighborhood ranks in the top decile among 889 metro neighborhoods and is in a very high national percentile for low violent offense rates. Property offense levels are also favorable nationally, though recent year-over-year movement suggests periodic volatility that investors should monitor as part of ongoing risk management.
Overall, the comparative data supports a stable operating environment versus many peer neighborhoods nationwide, with the caveat that short-term property crime trends can fluctuate and warrant routine review.
Proximity to regional corporate employers supports a commuter renter base and can aid retention through commute convenience. Notable nearby employers include Praxair, IBM, EMCOR Group, Frontier Communications, and Xerox.
- Praxair — industrial gases (6.5 miles) — HQ
- IBM — technology & services (21.5 miles) — HQ
- EMCOR Group — specialty construction services (21.7 miles) — HQ
- Frontier Communications — telecommunications (21.8 miles) — HQ
- Xerox — document & print technology (21.9 miles) — HQ
3 Husted Rd is a 24-unit, 1975-vintage asset positioned in a suburban Brewster neighborhood where elevated home values and high household incomes underpin steady multifamily demand. Neighborhood occupancy trends sit in the low 90s and median rents skew higher nationally, while a rent-to-income profile at the neighborhood level supports lease retention for quality units, according to CRE market data from WDSuite.
The 1975 construction is slightly older than the area’s average vintage, creating a clear value-add path through interior refreshes and selective systems upgrades, alongside routine capital planning. Demographics aggregated within a 3-mile radius show population and household growth historically and in forward-looking forecasts, indicating renter pool expansion that can support leasing and renewal performance despite the neighborhood’s modest renter-occupied share.
- High-income households and elevated ownership costs reinforce demand for quality rentals and support pricing power.
- Stabilized neighborhood occupancy in the low 90s and comparatively higher rents support cash flow consistency.
- 3-mile radius growth in population and households points to a larger tenant base over the next five years.
- 1975 vintage offers value-add potential via interior updates and modernization; plan for near-to-midterm capex.
- Risks: thinner immediate renter concentration and limited walkable amenities; monitor property-crime volatility as part of asset management.