| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Poor |
| Demographics | 68th | Good |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 45 Division Ave, Nyack, NY, 10960, US |
| Region / Metro | Nyack |
| Year of Construction | 1980 |
| Units | 21 |
| Transaction Date | 2006-06-01 |
| Transaction Price | $1,100,000 |
| Buyer | REALTY DIVISION LLC |
| Seller | DIVISION STREET MANAGEMENT LLC |
45 Division Ave, Nyack NY Multifamily Investment
Neighborhood fundamentals point to resilient renter demand — elevated home values and a solid renter concentration support pricing power, according to WDSuite’s CRE market data.
Situated in Nyack within the New York–Jersey City–White Plains metro, the area surrounding 45 Division Ave functions as an inner-suburb location with stable renter dynamics and proximity to regional employment. While the immediate neighborhood scores above the national midpoint for average school ratings, daily conveniences are thinner inside the tract itself, so residents often rely on nearby town corridors for retail and services.
Parks are a relative strength — the neighborhood’s park access ranks in the top percentile nationally — which supports livability and retention for residents prioritizing outdoor amenities. In contrast, on-neighborhood counts for groceries, cafes, and pharmacies are limited, reflecting a quieter residential pocket rather than a high-amenity core.
From an income and housing-cost perspective, the neighborhood sits in the higher-cost ownership tier (home values are high relative to national benchmarks). That ownership landscape tends to reinforce reliance on multifamily housing, supporting tenant retention and leasing stability. Median contract rents benchmark high nationally as well, but rent-to-income levels suggest manageable affordability pressure for many households, which is constructive for renewal management.
Occupancy at the neighborhood level trails many metro peers (below the metro median among 889 neighborhoods), indicating the need for active leasing and asset management. Even so, renter-occupied housing accounts for a meaningful share of units, which points to a durable tenant base for small and mid-size multifamily assets. Demographic statistics are aggregated within a 3-mile radius and show recent declines in population and households giving way to projected growth and smaller average household sizes through the next five years — a setup that can expand the renter pool and support steady absorption, based on CRE market data from WDSuite.
Comparable crime metrics for this neighborhood are not available in WDSuite at this time. Investors typically benchmark property- and neighborhood-level safety using county and metro sources, then monitor multi-year trends rather than single-year snapshots to understand directionality and relative standing.
As with any acquisition, corroborate safety conditions with local law enforcement releases, municipal open data, and insurer loss runs to align underwriting assumptions with observed trends across the Rockland County and wider New York metro context.
- Pepsico — corporate offices (5.98 miles)
- Ibm — corporate offices (10.48 miles) — HQ
- Prudential Financial — corporate offices (11.39 miles)
- Mastercard — corporate offices (11.77 miles) — HQ
- Pepsico — corporate offices (12.36 miles) — HQ
Nearby corporate nodes provide a diversified white-collar employment base that supports commuter demand and lease retention, led by Pepsico, IBM, Prudential Financial, and Mastercard within typical driving distances.
This 21‑unit, 1980‑vintage property offers exposure to a high-income suburban node where elevated ownership costs and a meaningful renter-occupied share support multifamily demand. The vintage is newer than much of the surrounding housing stock, which can provide a competitive edge versus older assets, while still leaving room for targeted modernization to enhance positioning and reduce near-term capital friction.
Neighborhood occupancy trends are softer than many metro peers, so disciplined leasing and amenity-light operations will matter. Even so, the 3‑mile radius outlook points to renewed population and household growth with smaller average household sizes, implying a broader tenant base and steady absorption for efficiently sized units. According to commercial real estate analysis from WDSuite, median contract rents benchmark high nationally while rent-to-income levels remain manageable, balancing pricing power with renewal stability.
- 1980 vintage is newer than the neighborhood norm, with value-add potential through selective modernization
- High-cost ownership market reinforces reliance on rentals, supporting tenant retention and pricing
- Forecasted population and household growth within 3 miles expands the tenant base and supports occupancy
- Strong nearby employment nodes (Pepsico, IBM, Mastercard) underpin commuter demand
- Risk: neighborhood occupancy trails many metro areas, requiring active leasing and asset management