| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 12th | Poor |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 99 Union Rd, Spring Valley, NY, 10977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1975 |
| Units | 88 |
| Transaction Date | 1996-07-11 |
| Transaction Price | $2,750,000 |
| Buyer | 99 UNION ROAD LLC |
| Seller | EMPIRE OF SPRING VALLEY LLC |
99 Union Rd Spring Valley Value-Add Multifamily
Neighborhood occupancy has trended stable with a high renter-occupied share, while elevated ownership costs in Rockland County support durable rental demand, according to WDSuite’s CRE market data. Positioning a 1970s asset with targeted renovations can capture demand from cost-conscious renters in this Urban Core pocket.
Spring Valley sits within the New York–Jersey City–White Plains corridor and functions as an Urban Core renter market. Neighborhood data points to above-median occupancy and a notably high share of renter-occupied housing units, indicating depth in the tenant base and support for leasing stability. Housing metrics score above the national median, while amenity access ranks lower within the metro, suggesting demand is driven more by proximity to jobs and family services than by lifestyle retail.
Construction in the immediate area skews newer than the property’s 1975 vintage, which can create a value-add angle: updating interiors and building systems may improve competitive positioning against 2000s-era stock. Childcare density is comparatively strong, while cafes, groceries, and parks are limited nearby; investors should expect resident routines to lean toward essential services and regional commuting rather than amenity-led living.
Neighborhood home values are elevated relative to local incomes, reinforcing reliance on rental housing and supporting pricing power when managed thoughtfully. At the same time, the neighborhood rent-to-income profile suggests some affordability pressure; operators should prioritize retention and careful lease management to sustain occupancy.
Within a 3-mile radius, demographics indicate population and household growth with a larger-family profile, pointing to a growing renter pool over the medium term. Forward-looking estimates also show household counts increasing, which expands the addressable tenant base and supports occupancy resilience even as unit mix and finishes may need repositioning to meet value-oriented demand.
Safety indicators are mixed and should be underwritten conservatively. The neighborhood’s crime rank is low relative to the 889 neighborhoods in the metro, signaling higher incident rates locally versus much of the region, while national comparisons land closer to mid-tier levels. Recent trends show estimated property offenses easing year over year, while violent offense estimates increased; monitoring updated readings and applying appropriate security and resident-engagement measures is prudent.
The employment base within commuting distance blends corporate offices in retail apparel, financial services, medical technology, food and beverage, and consumer retail. This mix supports renter demand through a broad set of white-collar roles and regional headquarters access.
- Ascena Retail Group — retail apparel corporate (7.1 miles) — HQ
- Prudential Financial — financial services (10.6 miles)
- Becton Dickinson — medical technology (11.1 miles) — HQ
- PepsiCo — food & beverage corporate (12.9 miles)
- Toys "R" Us — consumer retail corporate (14.6 miles) — HQ
Built in 1975, the asset presents clear value-add and capital planning opportunities to compete with the area’s newer stock. Neighborhood metrics point to stable occupancy and a high renter-occupied share, while elevated for-sale housing costs in Rockland County reinforce reliance on multifamily rentals. According to CRE market data from WDSuite, the local rent-to-income profile warrants thoughtful pricing and renewal strategies to maintain retention without sacrificing long-term revenue.
Within a 3-mile radius, population and household counts are expanding, growing the tenant base over the forecast period. Limited nearby lifestyle amenities suggest demand is more necessity- and commute-driven; operators can differentiate through efficient unit finishes, practical in-unit upgrades, and reliable property operations rather than amenity-heavy programming.
- High renter-occupied share and above-median neighborhood occupancy support leasing stability
- 1975 vintage offers renovation and systems-upgrade upside versus newer competitive stock
- Elevated home values nearby reinforce reliance on rentals and bolster pricing power when managed carefully
- Expanding population and households within 3 miles point to a growing renter pool
- Risks: mixed safety signals and rent-to-income pressure require disciplined operations and retention-focused leasing