| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 12th | Poor |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 50 Francis Pl, Spring Valley, NY, 10977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 2011 |
| Units | 24 |
| Transaction Date | 2013-01-23 |
| Transaction Price | $550,000 |
| Buyer | GUTTMAN JACOB |
| Seller | 50 FRANCIS LLC |
50 Francis Pl Spring Valley Multifamily Investment Opportunity
Neighborhood occupancy is above the metro median and supported by a very high share of renter-occupied units, according to WDSuite’s CRE market data.
This 24-unit property at 50 Francis Pl was built in 2011, giving it a more recent vintage than the neighborhood’s typical 2001 construction. The newer build can provide competitive positioning versus older stock while still warranting routine system updates as the asset seasons.
Leasing fundamentals are constructive: the neighborhood’s occupancy rate sits above the metro median among 889 New York–Jersey City–White Plains neighborhoods, and the share of housing units that are renter-occupied is among the highest in the metro and near the top nationally. For investors, that depth of renter concentration points to a sizable tenant base and supports day-to-day demand for multifamily units.
Within a 3-mile radius, demographics show a growing resident base and more households, with forecasts calling for continued population expansion and a modest increase in the renter pool. Rising incomes in the area further reinforce the ability to absorb rent levels, supporting occupancy stability and lease retention for well-managed assets.
Ownership costs in the neighborhood are elevated by national standards, which tends to sustain reliance on rental housing and can support pricing power for competitively positioned properties. That said, rent-to-income levels indicate some affordability pressure for renters; prudent leasing and renewal management can help mitigate turnover risk.
Local retail and park density ranks low compared with other parts of the metro (807th of 889 for amenities), so the value proposition leans more on regional access and housing need than on immediate lifestyle conveniences. For investors underwriting long-term demand, the combination of strong renter concentration and metro-relative occupancy helps offset the thinner amenity mix.
Safety metrics present a mixed picture. Compared with other neighborhoods in the New York–Jersey City–White Plains metro (889 total), recent rankings place this area on the higher-crime side of the distribution. Nationally, however, overall crime levels score above the midpoint, indicating comparatively better conditions than many U.S. neighborhoods.
Year over year, trends are uneven—some property-related categories have eased while violent offense indicators show volatility. For investors, the takeaway is to underwrite with conservative assumptions, emphasize lighting and access controls, and monitor police-reported trends as part of ongoing asset management rather than relying on block-level conclusions.
The area draws on a broad suburban corporate base that supports steady renter demand through commute-accessible employment, notably in retail headquarters, healthcare products, consumer goods, and financial services appearing below.
- Ascena Retail Group — retail HQ (6.8 miles) — HQ
- Prudential Financial — financial services (10.3 miles)
- Becton Dickinson — medical technology HQ (10.8 miles) — HQ
- Pepsico — consumer goods (13.1 miles)
- Toys "R" Us — retail HQ (14.3 miles) — HQ
50 Francis Pl offers investors exposure to a renter-driven pocket of Rockland County. Built in 2011, the asset is newer than the neighborhood average, which can aid leasing competitiveness versus older product while still warranting forward capital planning for building systems. According to CRE market data from WDSuite, neighborhood occupancy is above the metro median and the renter-occupied share is among the highest in the region, supporting day-to-day demand depth.
Within a 3-mile radius, population and household counts have been expanding and are expected to continue growing, implying a larger tenant base over time. Elevated ownership costs locally tend to reinforce reliance on multifamily housing, while current rent-to-income levels suggest maintaining a thoughtful approach to pricing and renewals to support retention.
- Newer 2011 construction provides competitive positioning against older stock with manageable modernization planning.
- Above-metro-median occupancy and very high renter concentration support stable leasing fundamentals.
- Growing 3-mile population and households expand the tenant base and support long-term demand.
- High-cost ownership environment sustains rental reliance and potential pricing power for well-managed assets.
- Risks: thinner local amenity density, safety volatility, and renter affordability pressure warrant conservative underwriting and active asset management.