| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 79th | Best |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 166 Harbor Acres Rd, Port Washington, NY, 11050, US |
| Region / Metro | Port Washington |
| Year of Construction | 2004 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
166 Harbor Acres Rd, Port Washington Multifamily Thesis
Positioned in a high-income, ownership-heavy Nassau County enclave, the asset benefits from durable renter demand supported by elevated home values and strong schools, according to WDSuite’s CRE market data. While neighborhood occupancy trends are mixed, the location fundamentals and regional employment access underpin long-run leasing stability.
This suburban Nassau County location pairs affluent household profiles with limited for-rent stock, which can sustain tenant demand despite softer neighborhood occupancy versus metro norms. Median home values trend among the higher tiers locally and nationally, reinforcing renter reliance on multifamily housing and supporting pricing power and lease retention for well-positioned assets.
School quality is a notable strength: the neighborhood’s average school rating is near the top of the national distribution (96th percentile), and its rank of 51 among 608 Nassau–Suffolk neighborhoods indicates top-quartile positioning, which can aid family renter retention and reduce turnover risk. Park access also performs well (77th percentile nationally), while everyday retail density is thinner, suggesting residents rely on nearby corridors for groceries and dining.
Within a 3-mile radius, demographics indicate a growing tenant base: households increased by roughly 4% over the past five years, with forecasts pointing to a sizable increase in households by 2028. Population growth and income gains at the area level translate into a deeper renter pool and support for occupancy stability and renewals over the medium term.
The property’s 2004 vintage is newer than the neighborhood’s older housing stock (average year 1953), which positions it competitively versus legacy assets. Investors should still plan for systems upkeep and select modernization to maintain relevance, but near-term capital needs may be more predictable than for mid-century inventory.
Tenure patterns within a 3-mile radius show a renter-occupied share around three-tenths of housing units, indicating a measurable, albeit not dominant, renter concentration. In practice, the high-cost ownership market and strong school positioning help sustain the depth of qualified renters, though leasing may skew toward households prioritizing convenience, schools, and proximity to employment nodes.
Comparable, metro-referenced crime benchmarks are not available for this neighborhood in the current WDSuite release. Investors typically contextualize safety by reviewing broader Nassau County trends, school quality indicators, and property-level security features rather than relying on block-level claims. As always, pair data with site visits and local jurisdiction reports to validate assumptions.
Regional headquarters and corporate offices within commuting distance support white-collar renter demand and leasing stability. Key nearby employers include XPO Logistics, W.R. Berkley, Mastercard, PepsiCo, and Henry Schein.
- Xpo Logistics — logistics & corporate HQ (12.1 miles) — HQ
- W.R. Berkley — insurance headquarters (12.3 miles) — HQ
- Mastercard — payments & corporate HQ (12.4 miles) — HQ
- Pepsico — food & beverage headquarters (13.1 miles) — HQ
- Henry Schein — healthcare distribution HQ (14.7 miles) — HQ
166 Harbor Acres Rd offers exposure to an affluent Nassau County submarket where high ownership costs, strong schools, and proximity to major corporate employers underpin a durable renter base. Built in 2004, the asset is newer than much of the surrounding housing stock, positioning it competitively versus mid-century product while leaving room for targeted modernization to enhance rentability.
Based on CRE market data from WDSuite, neighborhood occupancy sits below metro leaders, but the 3-mile area shows expanding households and sustained income growth, which supports long-term demand depth. Elevated home values and a measured rent-to-income profile indicate manageable affordability pressure for the target renter cohort, aiding renewal probability when combined with quality operations.
- Newer 2004 vintage versus older local stock supports competitive positioning and more predictable capital planning
- High-cost ownership market and strong schools bolster tenant retention and pricing power
- Household growth within 3 miles and nearby corporate headquarters expand the qualified renter pool
- Risk: neighborhood occupancy trails metro leaders; success depends on execution, product quality, and lease management
- Risk: thinner immediate retail density requires amenity strategy and convenience-oriented operations