| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 43rd | Poor |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2 Noelle Ct, Amityville, NY, 11701, US |
| Region / Metro | Amityville |
| Year of Construction | 1998 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2 Noelle Ct, Amityville NY — Stabilized Suburban Multifamily Position
Neighborhood occupancy is solid and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data, supporting steady leasing fundamentals for a 36-unit asset built in 1998.
Situated in an Inner Suburb pocket of the Nassau County–Suffolk County metro, the neighborhood carries a B+ rating and ranks 167 out of 608 neighborhoods — competitive among Nassau County-Suffolk County neighborhoods. For investors, this points to established residential stability with room for selective value creation rather than a pure growth story.
Daily needs are well covered: grocery and pharmacy access sit in high national percentiles, and restaurant density is strong, while parks and cafés are limited. This mix favors convenience-oriented renters but suggests fewer lifestyle amenities within immediate proximity; investors should underwrite retention more to service access than recreation.
Rents in the neighborhood benchmark in the upper tier nationally and the neighborhood occupancy rate is in the 70th percentile — note these are neighborhood metrics, not property performance. A renter-occupied share that ranks in the 84th percentile nationally indicates a deep tenant base and supports occupancy stability for multifamily.
Home values are elevated for the area alongside an above-average value-to-income ratio, reinforcing renter reliance on multifamily housing and supporting pricing power where lease management is disciplined. The property’s 1998 vintage is newer than the neighborhood’s average year built (1976), positioning it competitively against older stock while still warranting capital planning for systems modernization typical of late-1990s assets.
Within a 3-mile radius, population and household counts have inched up recently and are projected to expand further, pointing to renter pool expansion that can aid lease-up velocity and backfill risk. Median household incomes in the 3-mile radius are strong with growth momentum, which can support rent levels while keeping an eye on affordability thresholds.
Safety indicators present a mixed but manageable profile. The neighborhood’s overall crime position ranks 275 out of 608 within the metro — around the metro midpoint — while violent offense exposure sits in a higher national safety percentile, and property offense sits modestly above national averages. Recent year-over-year volatility in property offenses warrants monitoring, but longer-term trends and above-median metro standing suggest conditions that many suburban Long Island renters consider acceptable.
Investors should calibrate underwriting to typical suburban security measures and prudent insurance assumptions, and monitor neighborhood trend data over time rather than any single-year swing.
Proximity to diversified corporate employers supports a broad commuter tenant base and can aid retention through commute convenience. Key nearby employers include healthcare distribution, financial services, communications technology, and insurance.
- Henry Schein — healthcare distribution (6.2 miles) — HQ
- Fernando Monasterio - Citizens Bank, Home Mortgages — mortgage services (7.5 miles)
- Motorola Solutions — communications technology (20.2 miles)
- Prudential — financial services (23.4 miles)
- W.R. Berkley — insurance (26.0 miles) — HQ
2 Noelle Ct offers a 36-unit, 1998-vintage footprint in an Inner Suburb location where neighborhood occupancy is in the 70th percentile and renter concentration is elevated. High-cost homeownership dynamics in the area reinforce reliance on rentals, supporting demand depth and lease retention for well-managed multifamily. According to commercial real estate analysis from WDSuite, the neighborhood’s rank is competitive within the metro, indicating steady fundamentals rather than volatility-driven returns.
Relative to older local stock, the 1998 vintage provides competitive positioning with potential to capture rent through targeted upgrades while planning for aging systems. Demographic data aggregated within a 3-mile radius points to population and household growth ahead, which can expand the tenant base and help sustain occupancy over the hold period. Underwriting should consider school quality as a potential drag for family-oriented demand, uneven lifestyle amenities, and recent property offense volatility, balanced by strong incomes and commute access to diversified employers.
- Competitive metro ranking with stable neighborhood occupancy supporting steady cash flow potential
- 1998 vintage is newer than area average, enabling value-add upgrades versus older comparables
- Elevated home values and incomes reinforce rental demand and pricing power with disciplined lease management
- 3-mile radius projections indicate renter pool expansion that can aid occupancy stability
- Risks: lower average school ratings, limited parks/cafés, and recent property offense volatility warrant monitoring