| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 68th | Good |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 47 Brookside Ave, Valley Cottage, NY, 10989, US |
| Region / Metro | Valley Cottage |
| Year of Construction | 1978 |
| Units | 29 |
| Transaction Date | 1998-10-14 |
| Transaction Price | $95,000 |
| Buyer | PLAISTED NANCY |
| Seller | TAMBO SOPHIE |
47 Brookside Ave, Valley Cottage NY Multifamily Investment
Neighborhood occupancy has remained stable and homeownership costs are elevated versus national norms, supporting renter demand according to WDSuite’s CRE market data. The asset’s suburban location offers steady fundamentals for screening as a small (29-unit) multifamily hold.
The property sits in a suburban pocket of the New York–Jersey City–White Plains metro where the neighborhood is rated C+ (ranked 552 among 889 metro neighborhoods). Occupancy in the neighborhood is about 95% and is competitive among New York–Jersey City–White Plains neighborhoods, a constructive backdrop for rent roll stability at nearby properties; this occupancy figure reflects neighborhood conditions, not the subject asset.
Local livability is anchored by everyday conveniences rather than destination amenities. Grocery and pharmacy access track in the upper national percentiles, while restaurants are also above the national median; cafes and parks are sparser, which is typical for lower-density suburban settings. Average school ratings are strong (top quartile nationally), a factor that can aid retention for family-oriented renters.
Within a 3-mile radius, demographics indicate a high-income renter base with median household incomes well above national levels and a renter-occupied share around one-quarter of housing units, providing a meaningful tenant pool. Over the last five years, the area saw modest population and household contraction, but forward-looking projections point to growth in households and incomes by the mid-term, which would expand the renter pool and help support occupancy stability if realized.
Home values in the neighborhood sit in the upper national percentiles, creating a high-cost ownership market that tends to sustain reliance on rental options. Rent-to-income metrics benchmark favorably (high national percentile), suggesting limited affordability pressure at current rent levels and potential for disciplined pricing management rather than forced concessions. The property’s 1978 vintage is newer than the neighborhood’s older housing stock (average construction year early 1960s), offering relative competitiveness versus legacy assets while still warranting selective system upgrades or modernization planning to protect NOI.
Comparable suburban neighborhoods in this metro often report stable conditions, but neighborhood-level crime metrics for this location are not available in the provided WDSuite dataset. Investors should benchmark current local trends against metro averages and consider standard risk management steps (lighting, access control, coordination with local authorities) as part of due diligence.
Proximity to major corporate employers supports a commuter renter base and can aid leasing stability. Key nearby nodes include PepsiCo, IBM, Ascena Retail Group, Prudential Financial, and Mastercard.
- Pepsico — corporate offices (7.2 miles)
- Ibm — corporate offices (11.6 miles) — HQ
- Ascena Retail Group — corporate offices (12.2 miles) — HQ
- Prudential Financial — corporate offices (12.2 miles)
- Mastercard — corporate offices (13.7 miles) — HQ
47 Brookside Ave offers small-scale suburban multifamily exposure in Rockland County with neighborhood occupancy around 95%, which is competitive within the metro according to CRE market data from WDSuite. Elevated home values and strong area incomes point to a high-cost ownership market that supports consistent multifamily demand and generally manageable rent-to-income levels, aiding lease retention and reducing concession risk.
Built in 1978, the asset is newer than much of the surrounding housing stock from the early 1960s, offering relative positioning versus older properties while still calling for targeted capital planning to modernize systems and finishes over a hold period. Demographic trends within a 3-mile radius show a sizable renter-occupied base and projections for household and income growth, which would expand the tenant pool; key risks include a historically ownership-heavy neighborhood profile and limited destination amenities nearby.
- Competitive neighborhood occupancy supports income stability
- High-cost ownership market reinforces reliance on rentals
- 1978 vintage offers value-add through selective modernization
- Nearby corporate employers underpin commuter renter demand
- Risk: ownership-heavy area and thinner amenity base could temper top-line growth