| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 84th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 195 Lakeland Ave, Sayville, NY, 11782, US |
| Region / Metro | Sayville |
| Year of Construction | 1975 |
| Units | 100 |
| Transaction Date | 2011-07-01 |
| Transaction Price | $11,000,000 |
| Buyer | Fairfield Properties |
| Seller | Lakeland Gardens Associates |
195 Lakeland Ave, Sayville NY Multifamily Investment
Neighborhood occupancy is strong and renter demand is durable for well-managed assets, according to WDSuite’s CRE market data. Expect stable leasing in an inner-suburban setting with elevated home values supporting sustained reliance on rentals.
Positioned in Sayville’s inner-suburban fabric, the property benefits from a neighborhood rated B- and competitive among Nassau–Suffolk metro neighborhoods (346 out of 608). Occupancy in the surrounding neighborhood is high at roughly 98%, which has trended up over the past five years, a favorable backdrop for lease stability and renewal capture.
Within a 3-mile radius, population has grown modestly while households have increased, indicating a slightly smaller average household size. Forward-looking data show households continuing to expand even as population edges down, which typically widens the renter pool for studios and mid-size units and supports occupancy stability. Median household incomes are high for the area, and rent-to-income around 0.23 points to manageable affordability pressure that can aid retention with prudent lease management.
The neighborhood shows a renter-occupied share near 47% of housing units, signaling meaningful depth in tenant demand for multifamily. Schools average in the mid-3s out of five, and educational attainment sits in the top quartile nationally, framing a stable, career-oriented renter base. Elevated ownership costs relative to incomes (with home values also elevated) tend to reinforce reliance on rental housing, which can support pricing power and reduce move-out to homeownership.
Local retail and services are not dense within the immediate neighborhood footprint; residents typically access amenities along nearby corridors. For investors, this dynamic suggests value in on-site conveniences and property-level services that enhance retention in a location with strong employment access and above-metro occupancy, based on commercial real estate analysis from WDSuite.
Safety indicators compare favorably versus many peers. The neighborhood’s position in the metro (ranked 155 out of 608 for crime) places it above the metro median, and violent offense levels benchmark in the top percentile band nationally for safety. This aligns with the profile of an inner suburb that tends to support resident retention.
That said, property-related offenses have shown a recent uptick on a year-over-year basis. Investors should plan for standard security measures and lighting/camera enhancements as part of ongoing operations, while noting that overall comparative safety remains competitive among Nassau–Suffolk neighborhoods.
Proximity to regional employers supports a steady commuter renter base. Nearby anchors include Motorola Solutions, Henry Schein, Terex, Priceline, and a Citizens Bank mortgage office, providing diversified white-collar employment within reasonable drive times.
- Motorola Solutions — communications technology (5.1 miles)
- Henry Schein — healthcare distribution (17.4 miles) — HQ
- Fernando Monasterio - Citizens Bank, Home Mortgages — financial services office (18.8 miles)
- Terex — industrial equipment (29.1 miles) — HQ
- Priceline Group — online travel (30.7 miles) — HQ
Built in 1975 with 100 units, the asset is newer than much of the surrounding housing stock, offering a competitive edge versus older inventory while still presenting selective renovation and systems-upgrade opportunities. High neighborhood occupancy and elevated home values support durable rental demand, and within a 3-mile radius households have risen with further growth projected even as average household size trends lower — dynamics that typically expand the renter base and support lease-up and renewals. According to CRE market data from WDSuite, rent levels align with strong area incomes, which can sustain collections and measured pricing power when paired with disciplined affordability management.
Investor considerations include limited immediate retail density — making on-site convenience and service quality more influential — and monitoring of property-related offenses, which have recently increased even as comparative safety remains favorable at the metro level. Overall, the location profile points to stable occupancy, potential value-add through targeted upgrades, and resilience supported by an affluent renter pool.
- High neighborhood occupancy with upward trend supports renewal capture
- 1975 vintage is competitive versus older stock; targeted upgrades can drive rents
- Elevated ownership costs and strong incomes reinforce rental demand and pricing power
- Household growth within 3 miles expands the tenant base despite smaller household sizes
- Risks: limited walkable amenities and a recent uptick in property offenses warrant proactive management