| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 58th | Fair |
| Amenities | 76th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 85 N Middletown Rd, Nanuet, NY, 10954, US |
| Region / Metro | Nanuet |
| Year of Construction | 1978 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
85 N Middletown Rd Nanuet Multifamily Investment
High neighborhood occupancy and a deep renter base point to durable demand in Nanuet, according to WDSuite’s CRE market data. Positioning near daily-needs retail supports resident convenience and lease stability.
Situated in Nanuet’s Inner Suburb fabric, the property benefits from a neighborhood rated B+ and competitive among New York–Jersey City–White Plains submarkets, ranking within a stronger tier among 889 metro neighborhoods. Local performance indicators point to steady renter demand and leasing resilience.
Access to daily conveniences is a clear strength: neighborhood densities of cafes, grocery, and pharmacies test well above national norms, supporting resident livability and day-to-day retention drivers. Park space is limited within the immediate area, but food, beverage, and essential retail access helps offset that from a renter-attraction standpoint.
Occupancy in the surrounding neighborhood is high (upper 90s), and the share of housing units that are renter-occupied sits around two-thirds—both supportive of a deep tenant base and sustained leasing velocity, based on CRE market data from WDSuite. Median contract rents benchmark on the higher side for the region; paired with a rent-to-income ratio near 0.29, this suggests some affordability pressure to manage, but also signals pricing power where quality and convenience are evident.
Within a 3-mile radius, demographics show recent population and household growth with projections indicating further expansion, implying a larger tenant base over time. Median and mean household incomes are comparatively strong in this radius, which can support rent levels and renewal rates. Elevated ownership costs in the area indicate a high-cost ownership market, which tends to sustain reliance on multifamily rentals and can bolster tenant retention.
The average neighborhood construction year trends early-1980s; this 1978 asset is slightly older, which may warrant targeted capital planning and positions the property for value-add upgrades that can capture demand from households prioritizing well-located, updated product.
Comparable neighborhood safety data for this location is limited in the current dataset. Investors typically benchmark trends against the broader New York–Jersey City–White Plains metro and peer Inner Suburb areas to contextualize operating assumptions. In the absence of a metro rank or national percentile, it is prudent to underwrite with conservative assumptions and corroborate with local law enforcement reports and insurer guidance.
Nearby corporate anchors provide a diversified white-collar employment base that supports renter demand and commute convenience, including Ascena Retail Group, Prudential Financial, PepsiCo, Becton Dickinson, and IBM.
- Ascena Retail Group — corporate offices (8.6 miles) — HQ
- Prudential Financial — financial services (9.6 miles)
- PepsiCo — consumer beverages (10.6 miles)
- Becton Dickinson — medical technology (11.9 miles) — HQ
- IBM — technology & services (15.1 miles) — HQ
85 N Middletown Rd is a 57-unit, late-1970s vintage multifamily positioned in a high-amenity Inner Suburb of Rockland County. Neighborhood occupancy is elevated and renter concentration is strong, underpinning demand and supporting pricing where quality is present. According to CRE market data from WDSuite, local rents benchmark on the higher side, while ownership costs remain elevated—conditions that often reinforce renter reliance on multifamily housing and can aid renewal performance.
The 1978 vintage is slightly older than nearby stock, creating clear value-add angles through system updates and unit/interior modernization. Within a 3-mile radius, recent and projected population and household growth point to renter pool expansion, which can support occupancy stability and leasing velocity as refreshed product comes to market. This is further supported by proximity to a diversified employer base across finance, technology, consumer goods, and healthcare.
- High neighborhood occupancy and sizable renter-occupied share support durable demand
- Amenity-rich location near daily needs enhances retention and leasing
- 1978 vintage offers value-add potential via targeted renovations and system upgrades
- Expanding 3-mile renter pool and diversified nearby employers support absorption
- Risks: affordability pressures and limited park space require thoughtful rent and amenity strategy