| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 55th | Fair |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20 Main St, Garnerville, NY, 10923, US |
| Region / Metro | Garnerville |
| Year of Construction | 1975 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20 Main St, Garnerville NY — Investment Outlook
Neighborhood occupancy is high and ownership costs are elevated, pointing to steady renter demand near 20 Main St, according to WDSuite’s CRE market data.
Garnerville sits within the New York–Jersey City–White Plains metro and shows competitive occupancy at the neighborhood level. The neighborhood’s occupancy ranks 144 out of 889 metro neighborhoods (competitive among New York–Jersey City–White Plains neighborhoods), with only a slight softening over the last five years. For investors, this suggests support for lease stability rather than outsized vacancy risk.
Within a 3-mile radius, demographics point to a stable and gradually expanding renter pool: population and household counts have been edging up, with forecasts calling for additional population growth and more households by 2028. Renter-occupied share within this radius is roughly one-quarter, indicating a meaningful, if not dominant, renter base that can support multifamily absorption without extreme volatility.
Local amenity density is mixed. Neighborhood-level rankings indicate grocery and restaurant access compares favorably to many areas nationwide, while cafés, parks, and pharmacies are thinner. Childcare availability rates well above national norms, which can help retention for family-oriented renters. These dynamics suggest day-to-day convenience for residents, with some discretionary amenity gaps that may be offset by broader regional offerings.
Home values score in the upper national percentiles, signaling a high-cost ownership market for the neighborhood. That context typically reinforces reliance on rental housing and can help sustain pricing power, especially when paired with a neighborhood rent-to-income profile that implies manageable affordability pressure. Based on CRE market data from WDSuite, these factors, alongside the neighborhood’s Inner Suburb positioning, support steady multifamily demand rather than purely cyclical spikes.
Comprehensive neighborhood crime metrics were not available in WDSuite for this location at the time of analysis. Investors often benchmark local conditions against broader metro and county trends and evaluate on-the-ground indicators (property maintenance, lighting, visibility) as part of standard diligence. Absent ranked data, it’s prudent to compare recent trend direction and relative positioning versus nearby New York–Jersey City–White Plains neighborhoods rather than relying on block-level assumptions.
The employment base within commuting range includes corporate offices spanning consumer goods, apparel, technology, healthcare, and financial services. These employers support a steady flow of professional and operations roles that can underpin renter demand and retention.
- PepsiCo — consumer goods (12.3 miles)
- Ascena Retail Group — apparel retail (12.8 miles) — HQ
- IBM — technology & services (15.9 miles) — HQ
- Prudential Financial — financial services (16.6 miles)
- Becton Dickinson — medical technology (17.1 miles) — HQ
Built in 1975, the property is newer than much of the area’s older housing stock, offering relative competitiveness versus legacy assets while still presenting potential to modernize systems and finishes. Neighborhood occupancy is strong and has held near the high end for the metro, which supports leasing durability and lowers the risk of outsized vacancy swings.
Within a 3-mile radius, forecasts point to continued population and household growth, implying a larger tenant base over the next several years. Elevated neighborhood home values suggest ownership is costly, which often sustains rental demand; meanwhile, the neighborhood’s rent-to-income profile signals manageable affordability pressure that can aid retention. According to CRE market data from WDSuite, these fundamentals align with a steady, income-focused thesis rather than a purely speculative growth bet.
- Competitive neighborhood occupancy supports lease stability relative to metro peers.
- 1975 vintage offers value-add potential through targeted modernization while benefiting from newer construction than local averages.
- High-cost ownership environment reinforces renter reliance on multifamily housing and can sustain pricing power.
- 3-mile demographic outlook indicates a growing tenant base, supporting occupancy and absorption.
- Risks: thinner neighborhood café/park inventory and an ownership-leaning area may moderate renter depth, requiring careful leasing strategy.