| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 5th | Poor |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 70 Decatur Ave, Spring Valley, NY, 10977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 2012 |
| Units | 24 |
| Transaction Date | 2022-07-06 |
| Transaction Price | $600,000 |
| Buyer | SCHWARTZ NUSSEN |
| Seller | WOLLNER SOLOMON |
70 Decatur Ave Spring Valley Multifamily Investment
Newer construction and a renter-heavy neighborhood point to steady demand and lease-up resilience, according to WDSuite's CRE market data. Ownership costs in the area trend high, which typically supports sustained reliance on rental housing.
Situated in Spring Valley's Urban Core, the property benefits from neighborhood occupancy around 91.9%, which supports baseline stability for multifamily assets, based on CRE market data from WDSuite. The submarket skews renter-occupied at roughly 67.7% of housing units, indicating a deeper tenant base and potential leasing durability for well-managed properties.
Home values in the neighborhood are elevated relative to many areas nationally, with metrics placing the area in a high-cost ownership market. This environment can reinforce rental demand and support retention, though pricing decisions should account for rent-to-income dynamics that may require careful lease management.
Neighborhood fundamentals show mixed amenity access: grocery and pharmacy availability score in the upper national percentiles, while cafes, restaurants, and parks are comparatively limited within the immediate blocks. Within the New York–Jersey City–White Plains metro, overall amenity positioning is below the metro median (rank 701 among 889 neighborhoods), so marketing may lean more on everyday retail convenience than lifestyle draw.
Within a 3-mile radius, demographics point to population growth and an increase in households in recent years, with projections calling for further expansion by 2028. Rising median incomes in the same radius and a growing family presence imply a larger tenant base over time, which can help support occupancy stability even as household sizes evolve.
Vintage and competitiveness: Built in 2012, the asset is newer than the neighborhood average construction year (2008). This should aid competitive positioning versus older stock, though investors should still plan for system updates and selective modernization as the building matures.
Safety indicators are mixed in context. Relative to neighborhoods nationwide, recent estimates place the area in the top quartile for safety on both property and violent offense measures, suggesting more favorable conditions than many U.S. neighborhoods. Within the New York–Jersey City–White Plains metro, however, the neighborhood ranks closer to the lower end among 889 neighborhoods, indicating comparatively weaker safety positioning versus nearby peers.
Year-over-year readings show an uptick in estimated offense rates, so investors should underwrite with conservative assumptions around security measures and operating practices, and monitor trend shifts over the next few reporting cycles.
The employment base within commuting range blends corporate headquarters and major office operations, supporting workforce housing demand and lease retention. Notable nearby employers include Ascena Retail Group, Prudential Financial, Becton Dickinson, PepsiCo, and Toys "R" Us.
- Ascena Retail Group — apparel retail HQ offices (6.7 miles) — HQ
- Prudential Financial — financial services (9.8 miles)
- Becton Dickinson — medical technology (10.6 miles) — HQ
- PepsiCo — food & beverage (12.9 miles)
- Toys "R" Us — retail corporate offices (14.1 miles) — HQ
This 24-unit, 2012-vintage asset aligns with a renter-heavy neighborhood and an ownership market characterized by elevated home values — a combination that tends to support a durable tenant base and pricing power for well-run communities. According to CRE market data from WDSuite, neighborhood occupancy near the low-90s and strong grocery/pharmacy access provide day-to-day convenience that complements leasing stability.
Forward-looking demand tailwinds include population growth and an increasing household count within a 3-mile radius, pointing to renter pool expansion through 2028. Investors should balance these positives against affordability pressure (high rent-to-income signals) and a safety profile that is stronger than many U.S. areas but comparatively weaker within the metro, warranting prudent underwriting and asset management.
- 2012 construction offers competitive positioning versus older stock, with targeted modernization potential as systems age.
- Renter-occupied share around two-thirds suggests depth of tenant demand and supports occupancy stability.
- High-cost ownership market reinforces sustained reliance on rental housing and potential lease retention.
- 3-mile radius shows population and household growth, supporting a larger tenant base and long-run leasing durability.
- Risks: affordability pressure (high rent-to-income), below-metro safety positioning, and limited lifestyle amenities nearby require disciplined asset and lease management.