| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 53rd | Fair |
| Amenities | 80th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 50 Harbor Loop, Staten Island, NY, 10303, US |
| Region / Metro | Staten Island |
| Year of Construction | 1995 |
| Units | 38 |
| Transaction Date | 1995-12-01 |
| Transaction Price | $2,460,500 |
| Buyer | HARBOR COURT ASSOCIATES LP |
| Seller | HARBOUR COURT ASSOCIATES |
50 Harbor Loop Staten Island Multifamily Investment
Neighborhood fundamentals indicate steady renter demand and occupancy stability, according to CRE market data from WDSuite. Investors can underwrite to a deep tenant base supported by local employment access and an Inner Suburb setting.
Situated in Staten Island Inner Suburb with a B+ neighborhood rating, the area offers a balanced mix of livability and access. Parks, restaurants, groceries, and everyday services register in the top quartile nationally, supporting convenience and resident retention. Public school performance sits around the national middle, a neutral factor for most workforce-oriented assets.
For investors screening rent roll durability, the neighborhood shows occupancy strength above the metro median and roughly top quintile nationally which supports cash-flow consistency across cycles (based on WDSuite’s CRE market data for the neighborhood, not this property). Median contract rents in the area have risen over the past five years, signaling healthy pricing power without outsized affordability pressure.
Tenure patterns point to a reliable renter pool: the neighborhood has about one-third of housing units renter-occupied, while the 3-mile radius shows a higher renter-occupied share. This layered demand helps fill smaller formats and supports leasing velocity for studios and compact one-bedrooms.
Demographics aggregated within a 3-mile radius show population growth in recent years and a forecast for continued expansion by 2028, with households projected to increase meaningfully. Rising median incomes and ongoing rent growth in the radius suggest a larger tenant base and potential for sustained occupancy stability, while elevated ownership costs locally bolster reliance on multifamily rentals.
Asset vintage: Built in 1995, the property is newer than the neighborhood’s average 1970s housing stock. That positioning typically enhances competitiveness versus older comparables, though capital planning should still consider mid-life system upgrades and selective common-area or unit modernization to sharpen leasing appeal.
Safety indicators for the neighborhood are below national medians, with both violent and property offense rates comparing unfavorably nationwide. Within the metro context, the area trends below the average as well. Recent year-over-year readings, however, show double-digit declines in estimated offense rates, suggesting improvement momentum; investors should monitor whether these gains persist.
For underwriting, position security measures and operating practices (lighting, access control, and resident engagement) as standard risk management levers. Compare claims history and trend lines to nearby submarkets to gauge whether recent improvements are structural or cyclical.
Nearby employers provide a diverse employment base that supports renter demand and commute convenience, led by food distribution, life sciences, and financial services. The list below highlights proximate anchors most relevant to workforce renters.
- Performance Food Group — food distribution (2.7 miles)
- Merck — life sciences (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 — beverage (8.2 miles)
50 Harbor Loop offers investors exposure to a Staten Island Inner Suburb where neighborhood occupancy is above the metro median and roughly top quintile nationally, supporting leasing stability. Elevated home values in the area reinforce renter reliance on multifamily housing, while demographic momentum within a 3-mile radius points to a growing tenant base and sustained absorption, based on commercial real estate analysis from WDSuite.
Constructed in 1995, the 38-unit asset is newer than much of the surrounding 1970s-era stock, positioning it well against older comparables. Targeted value-add—kitchen/bath updates, in-unit finishes, and system refreshes as needed—can enhance rentability while preserving operational discipline. Key diligence items include safety trends and school positioning relative to tenant profile and rent targets.
- Neighborhood occupancy above metro median supports steadier cash flows
- 1995 vintage offers competitive positioning versus older local stock
- Growing 3-mile population and household base expands the renter pool
- Elevated ownership costs locally reinforce multifamily demand and retention
- Risk: Safety metrics trail national averages; monitor trends and plan standard security measures