| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 48th | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 850 Little East Neck Rd, West Babylon, NY, 11704, US |
| Region / Metro | West Babylon |
| Year of Construction | 1985 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
850 Little East Neck Rd West Babylon Multifamily Investment
Neighborhood occupancy trends point to steady renter demand and manageable turnover, according to CRE market data from WDSuite. These are neighborhood metrics, not property specifics, and they support a straightforward, operations-focused thesis in West Babylon.
West Babylon, within the Nassau-Suffolk metro, shows stable leasing fundamentals for multifamily. Neighborhood occupancy is in the mid-90% range (around the 70th percentile nationally), indicating resilient demand for well-run properties. Rents index in the top decile nationally, supporting revenue durability when paired with competitive unit finishes and service levels, based on WDSuite’s CRE market data.
Household incomes sit in the top decile nationally while the neighborhood’s rent-to-income ratio is near the national midpoint. For investors, that balance often supports collections and retention without acute affordability pressure. Median home values rank above most U.S. neighborhoods (above the 80th percentile), a high-cost ownership context that tends to sustain reliance on multifamily housing and reinforce occupancy stability.
Renter-occupied housing comprises roughly one-quarter of units locally, signaling an owner-leaning base and a more selective renter pool. That profile can translate to steadier tenancy where product aligns with household preferences. Amenity access is mixed: grocery availability scores well (upper national percentiles), while cafes, parks, and pharmacies are comparatively limited. Operators should emphasize on-site conveniences, parking, and service quality to drive resident satisfaction.
Demographic statistics aggregated within a 3-mile radius show recent growth in both population and households, with further increases forecast over the next five years. This points to a larger tenant base and supports absorption for competitive assets. School ratings trend below the national median, so family-oriented leasing strategies may require value positioning or property-level amenities. Within the metro, housing performance ranks in the top quartile among 608 neighborhoods, and NOI per unit trends are strong (93rd percentile nationally), underscoring income potential relative to many U.S. neighborhoods.
Safety indicators are mixed in a metro and national context. The neighborhood’s overall crime rank is below the metro median (363 out of 608), indicating higher reported crime than many Nassau-Suffolk peers. Nationally, overall crime sits in the lower percentiles, while violent offense metrics are comparatively better, landing in the upper half of neighborhoods nationwide.
Recent data point to a year-over-year increase in reported property and violent offenses. Investors may want to underwrite for prudent security measures and insurance and review third-party, block-level sources to validate patterns. These figures describe neighborhood conditions, not the specific property.
A cluster of corporate employers within commuting distance supports a broad professional workforce and helps stabilize renter demand. Nearby anchors include Henry Schein, Motorola Solutions, United Rentals, Charter Communications, and Harman International Industries.
- Henry Schein — medical/dental supplies (5.0 miles) — HQ
- Motorola Solutions — communications technology offices (16.5 miles)
- United Rentals — equipment rental services (24.9 miles) — HQ
- Charter Communications — telecommunications (25.0 miles) — HQ
- Harman International Industries — audio electronics (25.0 miles) — HQ
Built in 1985, the property offers a practical value-add and capital-planning angle: systems and common areas may benefit from targeted upgrades to compete against newer stock, while the neighborhood’s mid-90% occupancy and top-decile rent positioning support income durability. According to CRE market data from WDSuite, the area’s NOI per unit ranks among the strongest nationally, and elevated home values relative to incomes help sustain renter reliance on multifamily housing.
Investor framing: an owner-leaning neighborhood with high incomes, expanding 3-mile household counts, and commuting access to multiple employers. This supports a larger tenant base and occupancy stability for well-managed assets, though below-median school ratings and mixed amenity density suggest the need for property-level features and service differentiation. Underwrite with attention to recent crime trends and continued capex for a 1980s vintage.
- Stable neighborhood occupancy and top-decile rents support income durability
- 1985 vintage offers targeted value-add and capex-driven competitiveness
- High household incomes and elevated ownership costs reinforce multifamily demand
- 3-mile population and household growth expand the local renter pool
- Risks: below-median school ratings, limited third-place amenities, and recent crime volatility