| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 70th | Good |
| Amenities | 30th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3849 Amboy Rd, Staten Island, NY, 10308, US |
| Region / Metro | Staten Island |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | 1999-06-30 |
| Transaction Price | $975,000 |
| Buyer | CANK SHABAN |
| Seller | OLD OAK COURT ASSN INC |
3849 Amboy Rd Staten Island 20-Unit Investment
Neighborhood occupancy has held in the low-90% range, supporting stable operations for well-managed assets, according to WDSuite’s CRE market data. Elevated ownership costs in Staten Island further sustain renter demand relative to nearby for-sale options.
Situated in Staten Island’s Urban Core, the asset benefits from steady renter demand drivers even as the immediate neighborhood shows a lower renter-occupied share. Median contract rents in the neighborhood sit above national norms and have trended upward over five years, while neighborhood occupancy has remained in the low-90% range — a combination that generally supports pricing power and lease retention for professionally managed buildings.
Schools are a notable strength: the neighborhood’s average school rating ranks 1 out of 889 metro neighborhoods and sits in the 100th percentile nationally. This positioning tends to support family-oriented tenancy and longer stays, particularly for smaller units seeking stability near strong K–12 options. By contrast, general amenities are mixed: restaurants density is competitive nationally (87th percentile), while cafes, grocery, parks, and pharmacies are sparse locally, suggesting convenience relies on short drives rather than walk-to options.
Within a 3-mile radius, demographics point to a larger and increasingly affluent renter pool over the next cycle. The area recorded modest population growth over the last five years and is projected to expand further by 2028, with households expected to increase materially, indicating a larger tenant base for smaller-format units. Median and mean household incomes in the 3-mile area are high relative to national figures and are forecast to rise, which can underpin rent collections and reduce turnover volatility.
Home values in the neighborhood are high relative to the nation (92nd percentile), reinforcing reliance on rental housing and aiding lease retention. The renter-occupied share is relatively low in the immediate neighborhood, but 3-mile projections indicate a modest expansion of renter concentration, which should broaden the addressable tenant base. The property’s 1977 vintage is older than the neighborhood’s average construction year (1982), signaling potential capital planning needs and value-add opportunity through targeted interior and common-area upgrades.
Safety indicators are mixed but improving. Overall, the neighborhood sits above the national average for safety (62nd percentile nationwide for combined crime measures), while violent offense levels track below national norms (33rd percentile) and property offenses are also below average (42nd percentile). Recent trends are favorable, with both violent and property offense rates declining year over year, indicating directional improvement rather than a guarantee of conditions.
Investors should view safety in a comparative, submarket context and monitor trends over time. As with most urban submarkets in the New York–Jersey City–White Plains metro, block-level variation can be meaningful; underwriting should incorporate local management feedback and updated third-party data in addition to these metro-comparable indicators.
The employment base within a commutable radius features food distribution, life sciences, beverage, parcel logistics, and diversified corporate offices — a mix that supports workforce housing demand and lease stability for nearby rentals.
- US Foods — food distribution (6.8 miles)
- Performance Food Group — food distribution (8.3 miles)
- Merck — life sciences R&D/manufacturing (10.9 miles) — HQ
- Dr Pepper Snapple Group — beverage (11.1 miles)
- FedEx SmartPost — parcel logistics (12.3 miles)
3849 Amboy Rd offers a 20-unit, 1977-vintage asset positioned to capture steady renter demand in a high-cost ownership pocket of Staten Island. Neighborhood occupancy has held in the low-90% range and median rents sit above national norms, according to CRE market data from WDSuite — factors that can support income durability for well-operated properties. Strong local school ratings and proximity to diversified employment nodes further bolster tenant retention prospects.
The building’s older vintage relative to neighborhood stock suggests clear value-add pathways via unit renovations and systems modernization. Within a 3-mile radius, population and households are projected to grow through 2028 alongside rising incomes, expanding the potential renter base for smaller units and supporting ongoing leasing momentum. Investors should balance these strengths against the area’s limited walkable daily amenities and mixed safety indicators, which warrant disciplined management and marketing.
- Steady neighborhood occupancy in the low-90% range supports income stability
- High-cost ownership market and top-ranked schools reinforce tenant retention
- 1977 vintage provides value-add upside through targeted renovations
- 3-mile population and household growth expand the renter pool over the next cycle
- Risks: limited walkable amenities and mixed safety readings require proactive management