| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 56th | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11 Elm St, Garnerville, NY, 10923, US |
| Region / Metro | Garnerville |
| Year of Construction | 2012 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11 Elm St, Garnerville NY Multifamily Investment
Neighborhood occupancy has been resilient and ownership costs are elevated, supporting renter demand according to WDSuite’s CRE market data. The property’s suburban Rockland County setting offers stability with proximity to major employment nodes.
Garnerville is a suburban pocket of Rockland County where neighborhood occupancy is high (measured for the neighborhood, not the property), signaling steady leasing conditions and low turnover risk relative to many New York–Jersey City–White Plains submarkets. Based on CRE market data from WDSuite, the local housing stock trends older on average, which makes a 2012-vintage asset comparatively competitive versus much of the surrounding inventory.
Within a 3-mile radius, demographics indicate gradual renter pool expansion: population and households have grown in recent years and are projected to continue increasing, which supports demand for rental units and occupancy stability. Renter-occupied housing represents roughly a quarter of households in this 3-mile area, suggesting a meaningful but not dominant renter base that can backfill units and support absorption while requiring thoughtful lease management during shoulder seasons.
Local livability is balanced: grocery, parks, and pharmacy access track in the upper half of neighborhoods nationally, while cafes and restaurants are less dense. Average school ratings trend below national midpoints, which may temper appeal for some family renters but does not preclude workforce-oriented demand. Elevated home values relative to national benchmarks point to a high-cost ownership market that can sustain reliance on rental housing and aid lease retention.
Vintage matters for capital planning. With construction in 2012, this asset is newer than much of the neighborhood’s 1980s-era stock, implying fewer near-term system replacements and competitive positioning versus older properties. Investors should still budget for mid-life updates to maintain curb appeal and support pricing power as nearby stock renovates.
Comparable safety indicators at the neighborhood level are not reported in this dataset. Investors typically benchmark local conditions against metro and county trends and monitor multi-year patterns rather than single-year snapshots. Reviewing publicly available regional crime trend resources and engaging local property managers can help contextualize risk and inform underwriting assumptions.
Proximity to regional corporate offices broadens the commuter renter base and supports retention, with several employers within roughly 12–20 miles that draw steady professional and operations workforces.
- Ascena Retail Group — corporate offices (12.2 miles) — HQ
- PepsiCo — corporate offices (12.4 miles)
- Prudential Financial — corporate offices (16.0 miles)
- IBM — corporate offices (16.2 miles) — HQ
- Becton Dickinson — corporate offices (16.5 miles) — HQ
11 Elm St is a 2012-vintage, 24-unit multifamily in suburban Garnerville that benefits from strong neighborhood occupancy, high home values that reinforce renter reliance on multifamily housing, and access to a broad employment base within a commutable radius. According to CRE market data from WDSuite, the neighborhood’s older average stock makes newer assets relatively competitive, while the 3-mile demographic radius shows population and household growth that supports a larger tenant base and leasing stability.
Forward-looking dynamics are constructive: projected growth in households and incomes in the surrounding 3-mile area, along with expectations for continued rent gains, underpin a steady demand thesis. Key considerations include a renter base that is meaningful but not dominant, modest amenity density, and below-average school ratings, which call for targeted marketing and prudent renewal strategies.
- Strong neighborhood occupancy supports stable leasing and retention
- 2012 construction offers competitive positioning versus older local stock
- 3-mile radius shows population and income growth, expanding the tenant base
- Commutable access to multiple corporate employers diversifies demand
- Risks: thinner renter concentration, lower school ratings, and lighter amenity density