| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 12th | Poor |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 27 Francis Pl, Monsey, NY, 10952, US |
| Region / Metro | Monsey |
| Year of Construction | 2007 |
| Units | 29 |
| Transaction Date | 2008-01-02 |
| Transaction Price | $630,000 |
| Buyer | POSEN SHRAGE |
| Seller | EKSTEIN ABRAHAM |
27 Francis Pl Monsey Multifamily Investment Opportunity
Neighborhood occupancy is stable and elevated ownership costs in Rockland County sustain renter reliance, according to WDSuite’s CRE market data. In this commercial real estate analysis context, the property’s 2007 vintage positions it competitively among nearby stock.
Livability signals are mixed but investable for workforce housing. Neighborhood occupancy is above the metro median, and renter-occupied housing comprises a large share of units, indicating a deep tenant base rather than owner turnover. Elevated home values in the neighborhood (high relative to national norms) reinforce reliance on rentals, supporting pricing power and lease retention when managed thoughtfully, based on CRE market data from WDSuite.
Local amenity density within the neighborhood footprint is limited (few cafes, groceries, restaurants), while childcare access rates score well versus national peers. For investors, this mix suggests residents may rely on nearby corridors for retail, but family-oriented services are present. The neighborhood carries a D rating and ranks toward the lower end among 889 metro neighborhoods overall, so underwriting should emphasize durable renter demand and management execution rather than amenity-led premiums.
Rents in the neighborhood benchmark in the higher range versus many U.S. areas, though five-year rent trends have been mixed. With a rent-to-income ratio near one-third at the neighborhood level, lease management and renewal strategies should account for potential affordability pressure. At the same time, the high renter concentration (among the highest shares in the metro) points to consistent leasing velocity for appropriately positioned units.
Demographic statistics are aggregated within a 3-mile radius. Recent years show population and household growth with forecasts indicating further increases in households and incomes. A gradual reduction in average household size is projected, which can expand the renter pool and support occupancy stability for smaller formats. For a 2007-vintage asset, this translates into steady demand from a broadening tenant base rather than dependency on a narrow demographic niche, aligning with insights from multifamily property research.
Safety indicators compare favorably in a regional context. Neighborhood-level data show comparatively lower reported property and violent offense rates versus many U.S. neighborhoods, placing the area in the safer half nationally and in the stronger tiers for property and violent offense metrics. However, recent year-over-year movement in violent offense rates trends less favorably, so investors should monitor trajectory alongside standard risk controls.
In short, current readings support leasing stability from a safety standpoint, while the near-term trend warrants routine diligence and active management. All safety metrics reference neighborhood conditions, not this property or block.
The area draws from a diversified employer base across retail, medical technology, consumer goods, and financial services, supporting commuter convenience and a broad renter demand profile. The employers below represent nearby corporate offices and headquarters that can reinforce leasing depth.
- Ascena Retail Group — retail apparel (6.6 miles) — HQ
- Prudential Financial — financial services (10.4 miles)
- Becton Dickinson — medical technology (10.6 miles) — HQ
- Pepsico — consumer goods (13.5 miles)
- Toys "R" Us — retail (14.1 miles) — HQ
Built in 2007, this 29-unit asset is newer than the neighborhood’s average vintage and should remain competitive against older stock while still benefiting from targeted updates over time. Neighborhood occupancy is above the metro median and the renter-occupied share is among the highest in the region, indicating depth of tenant demand. Elevated home values relative to incomes locally reinforce reliance on rental housing, which can support lease retention and pricing power for well-managed units.
Within a 3-mile radius, population and household counts have grown, and forecasts point to further increases in households with rising incomes — signals that can expand the renter pool and support steady absorption. According to CRE market data from WDSuite, neighborhood rents sit on the higher side nationally but have shown mixed five-year trends, suggesting income growth and product positioning will be key. Limited in-neighborhood retail density and a recent uptick in violent offense rates are risk factors to underwrite, balanced by strong renter concentration and broad regional employment access.
- 2007 vintage offers competitive positioning versus older area stock with potential for targeted value-add
- Neighborhood occupancy above metro median with high renter-occupied share supports leasing stability
- Elevated ownership costs in the area reinforce sustained rental demand and retention
- 3-mile radius shows growing and diversifying renter base, supporting absorption
- Risks: limited amenity density and recent safety trend volatility warrant conservative underwriting and active management