| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 5th | Poor |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 28 Westside Ave, Spring Valley, NY, 10977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 2009 |
| Units | 35 |
| Transaction Date | 2013-06-17 |
| Transaction Price | $455,000 |
| Buyer | ZUSSMAN SHLOME |
| Seller | 28 WESTSIDE LLC |
28 Westside Ave Spring Valley Multifamily Opportunity
Renter-occupied housing is prevalent in the immediate neighborhood, supporting a durable tenant base and steady leasing, according to WDSuite’s CRE market data. Occupancy trends are near national norms, with demand reinforced by proximity to everyday retail.
The property sits in Spring Valley’s Urban Core, where renter-occupied units represent a large share of housing. This signals depth in the tenant pool and supports leasing stability for multifamily assets. Neighborhood occupancy trends are roughly in line with national benchmarks, which helps reduce volatility through cycles, per WDSuite’s datasets.
Daily-needs retail is a relative strength: grocery and pharmacy access rank in the higher national percentiles, while cafes, restaurants, and parks are limited within the neighborhood footprint. Public school ratings are weaker than regional norms, which can modestly temper family-oriented demand but tends to concentrate demand into workforce and roommate households. The local housing stock skews newer for the metro (top tier by average construction year), which generally reduces near-term capital surprises at the neighborhood level compared with older corridors.
Within a 3-mile radius, population and household counts have expanded over the past five years and are projected to continue growing by 2028, indicating a larger renter base ahead. Median contract rents in the 3-mile area have risen and are forecast to increase further, while the renter share is expected to edge higher—trends that can support occupancy and rent roll durability. These directional indicators draw from WDSuite’s multifamily property research and point to sustained demand for professionally managed units.
Home values in the immediate neighborhood are elevated versus national norms, reinforcing reliance on rental housing and supporting retention for well-managed properties. That said, rent-to-income ratios in the neighborhood indicate affordability pressure for some cohorts, which calls for disciplined lease management and amenity positioning rather than aggressive premium strategies.
Safety metrics present a mixed but generally constructive picture. Overall crime levels track near the national middle, while violent and property offense rates benchmark in the safer tiers nationally (top quartile and better). This suggests day-to-day conditions that are competitive with comparable urban neighborhoods.
Recent year-over-year changes indicate some uptick in reported offenses, so prudent operators may plan for standard security measures and lighting, coordinate with local patrol patterns, and monitor trends at the neighborhood—not block—level. Comparisons reference neighborhoods nationwide and are based on WDSuite’s CRE market data.
Nearby corporate anchors help sustain renter demand through a broad employment base and reasonable commutes, including Ascena Retail Group, Prudential Financial, Becton Dickinson, PepsiCo, and Toys "R" Us.
- Ascena Retail Group — apparel retail (6.5 miles) — HQ
- Prudential Financial — financial services (9.7 miles)
- Becton Dickinson — medical technology (10.4 miles) — HQ
- PepsiCo — consumer goods (13.1 miles)
- Toys "R" Us — retail (13.9 miles) — HQ
Built in 2009, the asset is relatively contemporary for this part of Rockland County, offering competitive positioning against older inventory while still warranting standard mid-life capital planning. The surrounding neighborhood shows strong renter concentration and occupancy levels near national norms, supported by expanding 3-mile population and household counts that point to a growing tenant base.
Elevated ownership costs in the immediate area tend to reinforce rental demand and lease retention for well-managed product. At the same time, neighborhood rent-to-income indicators suggest some affordability pressure, favoring pragmatic renewal strategies and efficient unit finishes. According to CRE market data from WDSuite, nearby service retail access is a strength, while limited parks and dining within the neighborhood footprint are notable considerations for positioning.
- 2009 vintage offers competitive positioning versus older stock with manageable mid-life CapEx planning
- High renter-occupied share supports depth of demand and occupancy stability
- 3-mile population and household growth expands the renter pool and leasing prospects
- Elevated ownership costs in the neighborhood bolster reliance on rentals and retention
- Risk: affordability pressure warrants disciplined rent setting and amenity strategy