| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 5th | Poor |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 73 Decatur Ave, Spring Valley, NY, 10977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 2011 |
| Units | 24 |
| Transaction Date | 2012-09-28 |
| Transaction Price | $228,500 |
| Buyer | KRESCH ESTHER |
| Seller | PRESTIGE BUILDERS USA LLC |
73 Decatur Ave, Spring Valley Multifamily Investment
Renter demand is supported by a high-cost ownership market and an elevated share of renter-occupied units in the surrounding neighborhood, according to WDSuite's CRE market data. Neighborhood occupancy trends are steady, with pricing power dependent on careful affordability management.
Neighborhood and Livability
The property is in Spring Valley within the New York–Jersey City–White Plains metro, an Urban Core environment where occupancy is around the national middle and the renter-occupied share of housing units is high. With approximately 67.7% of units renter-occupied at the neighborhood level, investors can underwrite to a deeper tenant base that supports leasing velocity and renewal potential.
Constructed in 2011, the asset is slightly newer than the neighborhood average vintage of 2008. That positioning can be competitive versus older stock while still calling for routine capital planning for building systems and common-area refreshes over the hold period.
Amenities skew toward essentials. Grocery and pharmacy access compare well against neighborhoods nationally, while cafes, restaurants, and parks are limited locally. For workforce renters, this mix favors day-to-day convenience; marketing should emphasize practical access and commute options rather than entertainment density.
Within a 3-mile radius, population and households have grown over the past five years, and WDSuite data indicate additional population growth with a notable increase in households through 2028. This points to a larger tenant base and supports occupancy stability. Median contract rents in the 3-mile area have risen, reinforcing rent-growth potential when paired with measured lease management.
Home values in the neighborhood are elevated versus national norms, a high-cost ownership context that tends to sustain reliance on multifamily housing and can aid retention. At the same time, rent-to-income signals point to affordability pressure for some renters, so renewal strategies and concessions should be calibrated to protect occupancy and minimize turnover.
Safety Context
Overall safety benchmarks are around the national middle, based on CRE market data from WDSuite. Within the New York–Jersey City–White Plains metro (889 neighborhoods), the neighborhood ranks in the lower segment (135 of 889), indicating relatively higher crime compared with many metro peers.
Nationally, several indicators compare favorably, but recent one-year changes show increases that warrant monitoring. For investors, standard risk controls apply: emphasize lighting and access control, maintain site visibility, and underwrite conservative assumptions for security-related operating costs.
Employment Base and Commute Access
Nearby corporate nodes provide a diversified employment base that can support renter demand and retention, including Ascena Retail Group, Prudential Financial, Becton Dickinson, PepsiCo, and Sealed Air.
- Ascena Retail Group - retail apparel (6.7 miles) - HQ
- Prudential Financial - financial services (9.8 miles)
- Becton Dickinson - medical technology (10.5 miles) - HQ
- PepsiCo - beverages & snacks (13.0 miles)
- Sealed Air - packaging (15.5 miles) - HQ
Why Invest
This 24-unit, 2011-vintage property benefits from a renter-heavy neighborhood, steady occupancy, and a high-cost ownership market that supports reliance on multifamily housing. According to CRE market data from WDSuite, the local renter-occupied share is elevated and neighborhood occupancy trends are stable, indicating depth of tenant demand with potential for consistent renewals.
Within a 3-mile radius, population and households have grown and are projected to expand further, pointing to a larger tenant base and supporting occupancy stability. Strong grocery and pharmacy access, plus proximity to diversified employers, bolster day-to-day livability, while operators should manage affordability pressures and monitor safety trends in underwriting and operations.
- Renter-heavy neighborhood supports a deep tenant base and renewal potential.
- 2011 construction offers competitive positioning versus older stock with manageable capital planning.
- High-cost ownership market sustains multifamily reliance and can aid lease retention.
- 3-mile population and household growth expands the renter pool, supporting occupancy stability.
- Risks: affordability pressure may moderate rent growth; safety trends warrant monitoring and standard controls.