| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 69th | Good |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 197 Sickles Ave, Nyack, NY, 10960, US |
| Region / Metro | Nyack |
| Year of Construction | 1973 |
| Units | 68 |
| Transaction Date | 2007-10-30 |
| Transaction Price | $305,000 |
| Buyer | OT NYACK LLC |
| Seller | ABPHIL ASSOCIATES |
197 Sickles Ave, Nyack NY Multifamily Investment
Neighborhood occupancy is stable and renter demand is supported by strong incomes and elevated ownership costs in Nyack, according to WDSuite’s CRE market data.
The property sits in an Urban Core pocket of Nyack that rates B+ within the New York–Jersey City–White Plains metro. Amenity access is a differentiator: the neighborhood ranks in the top quartile among 889 metro neighborhoods for both cafes and restaurants (also very high nationally), which supports daily convenience and lifestyle appeal for renters.
By contrast, parks and grocery options within the immediate neighborhood footprint are limited, so residents may rely on nearby areas for those needs. Pharmacy density is competitive among metro peers, which helps with day‑to‑day services.
For housing performance, neighborhood occupancy is in the low‑90s, and the share of renter‑occupied units is above most areas in the metro. That renter concentration signals a deeper tenant base and supports leasing continuity relative to more owner‑heavy pockets.
Within a 3‑mile radius, demographics indicate a higher‑income profile and a projected increase in households alongside slightly smaller average household sizes. That combination typically supports multifamily demand by broadening the renter pool and reinforcing occupancy stability, even as population trends normalize.
Home values in the neighborhood are elevated versus many areas nationwide, which tends to sustain reliance on rentals and can aid pricing power for well‑positioned assets. Rent burdens, measured by rent‑to‑income ratios, are moderate for the area, suggesting manageable affordability pressure and potential for retention with disciplined lease management.
Comparable safety rankings are not available for this neighborhood in the current WDSuite dataset. Investors typically benchmark neighborhood safety by comparing local trends with city and county averages and by tracking multi‑year direction rather than single‑period snapshots.
Proximity to major corporate employers supports a stable renter base and commute convenience, with representation from consumer goods, technology, financial services, and retail headquarters.
- PepsiCo — consumer goods (6.4 miles)
- IBM — technology & services (10.9 miles) — HQ
- Prudential Financial — financial services (11.5 miles)
- Mastercard — payments technology (12.4 miles) — HQ
- Ascena Retail Group — retail apparel (12.7 miles) — HQ
Built in 1973, the asset is newer than much of the surrounding housing stock, which can be an advantage versus older neighborhood inventory while still warranting targeted system updates or common‑area modernization to enhance competitiveness. Neighborhood occupancy in the low‑90s and a renter‑occupied share above metro norms point to a sizable tenant base and steady leasing, while elevated ownership costs in Nyack reinforce reliance on multifamily housing.
Within a 3‑mile radius, higher incomes and an expected increase in households suggest ongoing renter pool expansion, supporting retention and absorption. According to CRE market data from WDSuite, amenity access is strong locally, adding lifestyle appeal that can aid lease‑up and renewal performance for well‑managed product.
- 1973 vintage offers value‑add potential through targeted renovations while competing well against older neighborhood stock
- Stable neighborhood occupancy and above‑average renter concentration support leasing continuity
- Elevated ownership costs and strong incomes bolster multifamily demand and pricing power
- Dense amenities (cafes, restaurants) enhance resident appeal and renewal odds
- Risk: limited parks/grocery within the immediate neighborhood may require residents to travel for some services