| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 72nd | Good |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20 Gleneida Ct, Carmel, NY, 10512, US |
| Region / Metro | Carmel |
| Year of Construction | 1998 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20 Gleneida Ct Carmel NY Multifamily Investment
Neighborhood occupancy sits around the low-90s with solid income fundamentals, suggesting steady renter demand and retention, according to WDSuite’s CRE market data. Pricing power appears supported by a low rent-to-income profile, though the renter base is moderate for the area.
Located in Carmel, New York, the neighborhood rates above the metro median (rank 405 out of 889 metro neighborhoods), indicating balanced fundamentals for a smaller suburban submarket, based on CRE market data from WDSuite. The area’s occupancy is about 93% at the neighborhood level, pointing to stable leasing conditions rather than rapid turnover.
Schools score well, sitting in the top quartile nationally (average rating near 4 out of 5), which can support longer stays and retention for family-oriented renters. Amenities are mixed: restaurants are reasonably present compared with similar suburbs, while cafes and parks are sparse. Everyday needs are supported by pharmacy access and a competitive childcare presence relative to many suburbs.
Tenure patterns show a moderate renter concentration at the neighborhood level (about one‑third of housing units are renter‑occupied). For investors, this usually translates to a defined but not saturated tenant base—supportive for occupancy while limiting direct competition from a large volume of comparable rentals. Elevated home values in the neighborhood context reinforce sustained reliance on rental options, which can aid lease stability.
Within a 3‑mile radius, demographics point to a larger tenant base over time: households have grown in recent years and are projected to increase substantially by 2028, expanding the local pool of prospective renters. Income growth trends within this radius also signal capacity for rent levels aligned with quality assets, which can help support occupancy and prudent rent management over the hold.
Comparable crime statistics for this neighborhood are not available in the current WDSuite release. Investors typically benchmark conditions against county and metro trends and evaluate property‑level measures (lighting, access control, management practices) as part of diligence. Where localized data is limited, a regional comparison and on‑site review can help gauge risk and inform operating plans.
The employment base includes nearby corporate offices that support commuter access and renter retention for workforce and professional households: Praxair, IBM, EMCOR Group, Frontier Communications, and Xerox.
- Praxair — industrial gases HQ (7.8 miles) — HQ
- Ibm — technology HQ (21.6 miles) — HQ
- EMCOR Group — specialty construction services (22.7 miles) — HQ
- Frontier Communications — telecommunications (22.7 miles) — HQ
- Xerox — technology & services (22.8 miles) — HQ
Built in 1998, the 26‑unit property is newer than the neighborhood’s average vintage, which provides competitive positioning against older stock while warranting planning for mid‑life system upgrades and selective modernization. Neighborhood occupancy is about 93%, and rent burden is low relative to incomes, supporting retention and measured rent growth potential without overreliance on aggressive lease‑up assumptions, according to CRE market data from WDSuite.
Within a 3‑mile radius, households are projected to expand meaningfully by 2028, signaling a larger tenant base that supports occupancy stability over the hold. Strong school ratings and a professional employment base within commuting range complement the demand story, while the area’s moderate renter concentration suggests steady, not speculative, absorption for quality units.
- Newer 1998 vintage vs. local average, with potential value‑add via targeted modernization
- Neighborhood occupancy around the low‑90s supports stable cash flow and retention
- Low rent‑to‑income dynamics and rising area incomes underpin disciplined pricing power
- 3‑mile household growth outlook expands the renter pool and supports leasing
- Risks: suburban amenity density is mixed and renter concentration is moderate, requiring focused marketing and asset management