| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 53rd | Fair |
| Amenities | 80th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20 Lockman Loop, Staten Island, NY, 10303, US |
| Region / Metro | Staten Island |
| Year of Construction | 1992 |
| Units | 40 |
| Transaction Date | 2007-11-30 |
| Transaction Price | $2,100,000 |
| Buyer | BUSHWICK SHARP REALTY LLC |
| Seller | HARBOR COURT LP |
20 Lockman Loop Staten Island Multifamily Investment
Neighborhood occupancy is 96.5%, above the metro median, according to WDSuite’s CRE market data, indicating durable renter demand for small-format units. The area’s Inner Suburb profile points to steady leasing fundamentals with pricing power supported by an ownership-leaning housing mix.
This Inner Suburb pocket of Staten Island carries a B+ neighborhood rating and ranks 272 out of 889 metro neighborhoods, making it competitive among New York–Jersey City–White Plains neighborhoods based on CRE market data from WDSuite. Neighborhood occupancy is above the metro median (rank 250 of 889) and tracks well versus national peers (81st percentile), a favorable backdrop for maintaining stabilized leasing.
Livability supports renter retention: parks access is strong (around the 90th percentile nationally), with restaurants and grocery options also above national norms (low‑80s percentiles), plus everyday services like pharmacies and childcare testing in the 70s. School quality sits near the national middle (average rating ~2.7/5; 52nd percentile), a neutral factor for demand.
Vintage matters for competitiveness. Built in 1992 versus a neighborhood average construction year of 1977, the property is newer than much of the local stock, which typically helps with leasing versus older comparables; investors should still plan for modernization of aging systems and common areas as part of capital planning.
Tenure dynamics indicate an ownership‑leaning area: about 33% of housing units in the neighborhood are renter‑occupied. Within a 3‑mile radius, renter concentration is higher (about 41%), which broadens the tenant base for smaller apartments. Median contract rents in the neighborhood sit in the upper third nationally and have risen over the last five years, while the rent‑to‑income ratio (~0.16) suggests manageable affordability pressure that can support retention.
Demographics aggregated within a 3‑mile radius show population and household growth over the last five years, with further increases projected, implying a larger tenant base. Forecasts also point to rising household incomes and a modest shift toward smaller household sizes, which typically supports demand for efficient units and helps sustain occupancy.
Ownership costs are elevated for the metro: neighborhood home values test in the mid‑80s national percentile and the value‑to‑income ratio is similarly high. In practical terms, a high‑cost ownership market tends to reinforce reliance on multifamily rentals, benefiting lease stability and pricing power for well‑located, efficient units.
Safety indicators are mixed. Compared with neighborhoods nationwide, recent violent and property offense estimates place the area in lower national percentiles (violent around the 4th percentile; property near the 12th), signaling below‑average safety relative to national peers. However, one‑year trends show improvement, with double‑digit declines in both violent (about −11.9%) and property offenses (about −23.0%), according to WDSuite’s CRE market data.
Within the New York–Jersey City–White Plains metro, the neighborhood’s crime profile sits below the metro average; investors should underwrite appropriate security, lighting, and property management practices, while noting the recent downward trend as a constructive signal. All figures reflect neighborhood‑level data and not conditions specific to the property.
Proximity to major employers supports workforce housing demand and commute convenience for residents, including food distribution, pharmaceuticals, financial services, utilities, and beverage companies noted below.
- Performance Food Group — food distribution (2.7 miles)
- Merck — pharmaceuticals (6.6 miles) — HQ
- Prudential Financial — financial services (7.2 miles) — HQ
- Public Service Enterprise Group — utilities (7.3 miles) — HQ
- Dr Pepper Snapple Group — beverages (8.2 miles)
20 Lockman Loop offers a 40‑unit, small‑format profile in a neighborhood that ranks competitive within the New York–Jersey City–White Plains metro and maintains above‑median occupancy. According to CRE market data from WDSuite, the area’s renter demand is reinforced by elevated ownership costs and a rent‑to‑income ratio around 0.16, which together suggest room for stable pricing without outsized affordability pressure. The 1992 construction vintage is newer than the neighborhood average (1977), providing a competitive edge versus older stock while still warranting targeted system upgrades and common‑area refreshes for long‑term positioning.
Within a 3‑mile radius, population and household growth, rising incomes, and a gradual shift toward smaller household sizes point to renter pool expansion that aligns with efficient units. The neighborhood’s owner‑leaning tenure mix can temper turnover competition, while proximity to diverse employers underpins day‑to‑day leasing. Investors should balance these fundamentals against below‑average safety readings by underwriting proactive management and security to support retention.
- Above‑median neighborhood occupancy and competitive metro ranking support stabilized cash flows
- Newer 1992 vintage versus local 1970s stock provides leasing advantage with manageable modernization scope
- High‑cost ownership market reinforces reliance on rentals, aiding pricing power and retention
- 3‑mile population and household growth, plus employer proximity, expand the tenant base for small units
- Risk: below‑average safety metrics; mitigate via active management, lighting, and security planning