| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 21st | Poor |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 123 Route 306, Monsey, NY, 10952, US |
| Region / Metro | Monsey |
| Year of Construction | 2009 |
| Units | 22 |
| Transaction Date | 2015-01-19 |
| Transaction Price | $250,000 |
| Buyer | 123 RT 306 LLC |
| Seller | GOLOVENZITZ YUTA |
123 Route 306, Monsey NY — Income-Oriented Apartment Asset
Neighborhood occupancy is steady and homeownership costs are elevated, pointing to a durable renter base, according to WDSuite s CRE market data. This positioning supports income stability while allowing prudent rent management through cycles.
Located in Monsey within the New York Jersey City White Plains metro, the immediate neighborhood shows above-median occupancy for the region, with the neighborhood occupancy rate at 92.6% and a renter-occupied share of housing units around 46.5%. For investors, that mix suggests a meaningful tenant pool and balanced demand dynamics rather than a purely owner-heavy area.
Amenity access is mixed. Grocery presence is a relative strength (high nationally by percentile), while restaurants, cafes, parks, and pharmacies are sparse locally. This pattern favors day-to-day convenience but may require residents to travel farther for dining and leisure, which can influence tenant expectations and parking considerations.
Within a 3-mile radius, demographics indicate population growth over the last five years with further expansion projected, alongside a notable increase in households and a modest trend toward smaller household sizes. For multifamily investors, that combination typically expands the renter pool and supports occupancy stability as more households form and diversify unit needs.
Ownership remains a high-cost proposition here relative to incomes (near the top nationally by value-to-income metrics). In practice, elevated home values tend to reinforce reliance on rental options, supporting lease retention and pricing discipline. At the same time, neighborhood-level rents benchmark above national norms, so lease management should balance rent growth with affordability to sustain retention.
The average construction year in the neighborhood skews toward the late 2000s; with a 2009 vintage, the subject is somewhat newer than the local average (2007). That positioning can be competitive versus older stock, while still warranting targeted system updates and common-area refreshes to maintain leasing velocity.
Comparable crime metrics for this specific neighborhood are not available in WDSuite s dataset for ranking or percentile comparison at this time. Investors typically benchmark property security measures and incident trends against Rockland County and broader NY NJ metro patterns as part of standard diligence. Consider typical mitigants such as exterior lighting, access control, and partnership with local authorities when evaluating operating plans.
Nearby corporate offices create a diversified employment base that can support renter demand and retention through commute convenience. Key employers within commuting distance include Ascena Retail Group, Prudential Financial, Becton Dickinson, Toys R Us, and PepsiCo.
- Ascena Retail Group
- Prudential Financial
- Becton Dickinson
- Toys R Us
- Pepsico
123 Route 306 offers an investor-friendly profile: a 22-unit apartment asset built in 2009, positioned slightly newer than the neighborhood s late-2000s average. Neighborhood occupancy at 92.6% and a balanced renter concentration underpin tenant demand, while elevated ownership costs in Rockland County tend to sustain reliance on rentals. According to CRE market data from WDSuite, local rents trend above national norms, suggesting room for disciplined pricing while monitoring retention.
Forward demographic signals within a 3-mile radius point to continued population growth and a sizable increase in households alongside slightly smaller household sizes. That combination supports a broader tenant base and steady leasing, with potential to capture move-ups through targeted upgrades rather than major repositioning.
- 2009 vintage offers relative competitiveness vs. older stock, with manageable modernization needs.
- Neighborhood occupancy of 92.6% and meaningful renter-occupied share support demand depth.
- High-cost ownership market reinforces renter reliance, aiding lease retention and pricing power.
- 3-mile population and household growth expand the tenant base and support leasing stability.
- Risks: limited nearby restaurants/cafes and unknown crime ranking warrant prudent operations and amenity strategy.