| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 54th | Fair |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1841 Waverly Ave, Holtsville, NY, 00501, US |
| Region / Metro | Holtsville |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2001-03-01 |
| Transaction Price | $1,420,000 |
| Buyer | RichardW &T ern |
| Seller | Harold Kosmerl 303-581-9640 |
1849 Waverly Ave Holtsville NY Value-Add Multifamily
High-cost ownership in the surrounding area helps sustain renter demand, and neighborhood occupancy sits in the low-90s according to WDSuite’s CRE market data, pointing to steady leasing conditions for a 1972-vintage, 24-unit asset.
Holtsville sits within the Nassau–Suffolk metro and scores C+ overall, with housing metrics that are competitive among 608 metro neighborhoods (housing rank 173 of 608). Neighborhood occupancy is 93.4%, indicating generally stable leasing conditions rather than elevated vacancy. Renter-occupied housing accounts for about 28.5% of units locally, suggesting a moderate renter concentration and a defined tenant base for multifamily.
Local amenities are mixed. Cafe and childcare density compare favorably nationwide (both in the 70s–80s percentiles), while grocery, parks, and pharmacy options are sparse within the immediate neighborhood. For residents, this points to a suburban living pattern with more reliance on short drives for daily needs, which can be typical for Suffolk County submarkets.
Within a 3-mile radius, demographics indicate a growing renter pool: population and households have expanded over the last five years, with further increases projected by 2028. Rising median incomes alongside rent growth in the radius (per WDSuite’s CRE market data) support depth of demand and potential pricing power, while a balanced renter share (roughly one-third of units renter-occupied within 3 miles) helps underpin occupancy stability over time.
Ownership costs are elevated relative to many U.S. neighborhoods (home values track in the upper national percentiles). In practice, this reinforces reliance on rental housing and can support retention, particularly with a neighborhood rent-to-income ratio around 0.23 that signals manageable affordability pressure for many renters. Taken together, these dynamics favor steady demand with room for targeted value-add strategies rather than dependence on rapid lease-up.
Relative safety compares favorably in both metro and national contexts. Crime ranks 99 out of 608 metro neighborhoods, which is above the metro average, and national comparisons place the area around the 60th percentile for overall safety. Violent offense indicators are especially favorable (top percentile bands nationally), while property offense levels also benchmark better than most U.S. neighborhoods, according to WDSuite’s data.
Investors should note that recent year-over-year readings show a local uptick in property offenses. While levels remain comparatively favorable versus national benchmarks, tracking trends and ensuring appropriate security and lighting during renovations or common-area upgrades can help support resident retention and long-term performance.
Proximity to regional employers supports commuter convenience and helps stabilize renter demand, particularly for workforce and professional tenants. Notable employers within commuting range include Motorola Solutions, General Electric, Amphenol, Terex, and Henry Schein.
- Motorola Solutions — communications technology (23.7 miles)
- General Electric — diversified industrials (38.1 miles) — HQ
- Amphenol — electronics manufacturing (38.5 miles) — HQ
- Terex — industrial equipment (38.9 miles) — HQ
- Henry Schein — healthcare distribution (42.3 miles) — HQ
This 1972, 24-unit property offers a classic value-add profile in a suburban Suffolk County setting where high ownership costs and above-median neighborhood occupancy support multifamily demand. Within a 3-mile radius, population and household growth point to a larger tenant base ahead, while incomes and rent trends suggest room for targeted upgrades to capture incremental rent without overextending affordability. According to CRE market data from WDSuite, the local rent-to-income position is comparatively manageable, which can aid retention during renovations.
Operationally, moderate renter concentration at the neighborhood level, solid relative safety, and commuting access to regional employers support stable leasing. The 1972 vintage may require capital planning for systems and interiors, but that also creates an avenue for strategic renovations to improve competitiveness against newer product and to align with rising renter expectations in the submarket.
- Suburban Nassau–Suffolk location with occupancy in the low-90s supports stable cash flow potential
- High-cost ownership environment reinforces reliance on rentals and pricing power for well-finished units
- 3-mile population and household growth expand the tenant base and support long-term leasing
- 1972 vintage offers value-add upside via system upgrades and interior modernization
- Risks: limited walkable daily amenities and a recent uptick in property offenses warrant ongoing asset and security management