| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 5th | Poor |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 27 Union Rd, Spring Valley, NY, 10977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1980 |
| Units | 40 |
| Transaction Date | 2013-10-17 |
| Transaction Price | $4,094,927 |
| Buyer | 27 UNION ROAD LLC |
| Seller | MEADOW GARDENS LLC |
27 Union Rd Spring Valley NY Value-Add Multifamily
Positioned in a high-cost ownership pocket of Rockland County, the asset benefits from durable renter demand and mid-range neighborhood occupancy, according to WDSuite’s CRE market data. The investment angle centers on operational consistency with upside from targeted upgrades.
Spring Valley’s Urban Core setting supports day-to-day convenience, with strong grocery access compared with neighborhoods nationwide while cafe, restaurant, and park density is limited. Average school ratings in the area trend below metro norms, which may influence family-driven leasing but does not preclude steady workforce demand.
The neighborhood shows a high renter concentration (measured as renter-occupied share of housing units), indicating a deep tenant base for multifamily owners and supporting leasing stability through cycles. Within a 3-mile radius, demographics show recent population growth and an increase in households, expanding the prospective renter pool; projections through 2028 indicate continued household gains that can support occupancy and absorption.
Home values in the neighborhood sit at the higher end for the region, creating a high-cost ownership market that tends to sustain reliance on rentals and can support pricing power for well-positioned units. At the same time, neighborhood rent-to-income levels signal affordability pressure in parts of the renter base, suggesting the need for disciplined lease management and attention to renewal strategies.
Vintage is a differentiator: with a 1980 construction year versus a newer average build-year locally, investors should underwrite near- to medium-term capital planning and consider value-add renovations to enhance competitiveness against younger stock while capturing rent premiums on upgraded finish and function.
Safety indicators present a mixed but manageable picture. Relative to national comparisons, WDSuite’s metrics show favorable standing on certain offense rates, while the neighborhood’s crime rank within the New York–Jersey City–White Plains metro sits higher than the metro median, indicating local vigilance is warranted.
Recent one-year movements point to increases in both property and violent offense estimates. For underwriting, this suggests prudent security measures, lighting and access-control planning, and tenant-engagement practices to support resident satisfaction and retention rather than reliance on block-level assumptions.
- Ascena Retail Group — retail apparel HQ (7.1 miles) — HQ
- Prudential Financial — financial services offices (10.2 miles)
- Becton Dickinson — medical technology HQ (11.0 miles) — HQ
- PepsiCo — consumer goods offices (12.6 miles)
- Toys "R" Us — retail brand HQ (14.5 miles) — HQ
Nearby corporate employment anchors offer commute convenience that can underpin workforce housing demand, including retail, financial services, medical technology, consumer goods, and legacy brand headquarters noted below.
This 40-unit asset at 27 Union Rd offers a straightforward value-add path in a renter-heavy neighborhood where occupancy trends sit around the middle of national benchmarks, based on CRE market data from WDSuite. The 1980 vintage is older than the local average build-year, creating clear opportunities to modernize interiors and systems to compete against younger stock while leveraging a high-cost ownership landscape that sustains rental demand.
Within a 3-mile radius, population growth and a notable increase in households expand the tenant base, and proximity to established corporate employers supports weekday leasing fundamentals. Investors should balance these positives with affordability pressure signals in the neighborhood, calibrating unit finishes and rent steps to support retention.
- Renter-heavy neighborhood supports demand depth and leasing stability.
- 1980 vintage provides value-add and capital-improvement upside versus newer local stock.
- High-cost ownership market reinforces multifamily reliance and potential pricing power.
- 3-mile population and household growth broaden the prospective renter pool.
- Risks: affordability pressure and mixed safety signals warrant careful lease and security management.