| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 5th | Poor |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 49 Decatur Ave, Spring Valley, NY, 10977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 2011 |
| Units | 24 |
| Transaction Date | 2024-12-25 |
| Transaction Price | $875,000 |
| Buyer | DEUTSCHER ARON |
| Seller | DEUTSCHER DAVID |
49 Decatur Ave, Spring Valley NY Multifamily Investment
Stabilized renter demand supported by a high-cost ownership market and a renter-leaning unit mix in the neighborhood, according to CRE market data from WDSuite. The asset’s 2011 vintage offers competitive positioning versus older local stock.
Spring Valley sits within the New York–Jersey City–White Plains metro and functions as an Urban Core neighborhood with steady renter demand. Neighborhood occupancy is around 91.9%, and the area’s renter-occupied share is about two-thirds, signaling depth in the tenant base for small to mid-size multifamily assets. According to WDSuite’s CRE market data, neighborhood contract rents trend above national norms, while home values are elevated relative to most U.S. neighborhoods — factors that tend to sustain reliance on rental housing and support lease retention.
Amenity access is mixed. Grocery and pharmacy access is strong compared with national benchmarks (both in the top decile), but restaurants, cafes, and parks are comparatively sparse within the immediate neighborhood. For investors, this pattern points to daily-needs convenience with fewer discretionary destinations nearby — a profile that often aligns with workforce housing and value-oriented demand.
The property’s 2011 construction is slightly newer than the neighborhood average vintage (2008). This relative youth can reduce near-term capital exposure versus older inventory while still leaving room for selective modernization to drive rent premiums through targeted renovations.
Within a 3-mile radius, demographics indicate recent population growth and an expanding household base, with forecasts calling for further increases. This growth, coupled with a renter share above 50%, suggests a larger tenant pool and supports occupancy stability. Average school ratings in the neighborhood track below national averages, which may influence unit mix and marketing toward renter segments prioritizing commute convenience and value.
Safety trends are mixed when viewed across geographies. Within the New York–Jersey City–White Plains metro, the neighborhood ranks 135th out of 889 neighborhoods on crime — indicating higher crime exposure than many metro peers. Nationally, overall crime levels align closer to the middle of the pack. Investors should underwrite appropriate security measures, lighting, and resident screening, and compare loss-run expectations with similar Urban Core assets in the metro.
Nearby corporate offices help underpin renter demand through commute convenience, with concentrations in retail, healthcare, consumer goods, and financial services reflected below.
- Ascena Retail Group — corporate offices (6.7 miles) — HQ
- Prudential Financial — corporate offices (9.7 miles)
- Becton Dickinson — corporate offices (10.5 miles) — HQ
- PepsiCo — corporate offices (12.9 miles)
- Toys "R" Us — corporate offices (14.0 miles) — HQ
49 Decatur Ave is a 24-unit asset positioned in a renter-leaning Urban Core neighborhood where elevated home values and above-national rents reinforce multifamily demand. Based on CRE market data from WDSuite, neighborhood occupancy is stable and daily-needs access is strong (groceries and pharmacies), supporting resident retention even as discretionary amenities are thinner nearby. The 2011 vintage, slightly newer than the local average, offers relative competitiveness versus older stock and potential to capture additional rent through targeted upgrades.
Within a 3-mile radius, recent population growth and a projected increase in households point to a larger tenant base over the medium term, which can support occupancy stability and leasing velocity. Investors should balance these fundamentals against affordability pressures and localized safety considerations by stress-testing rents, insurance, and OpEx.
- Renter-leaning neighborhood and steady occupancy support demand depth
- 2011 vintage offers relative competitive positioning with selective value-add potential
- Daily-needs convenience (grocery/pharmacy) aids retention despite limited dining/parks nearby
- 3-mile radius shows population and household growth, expanding the renter pool
- Risks: affordability pressure and above-metro crime exposure require prudent underwriting