$15M Apartment Development to Bring 36 New Homes to Downtown Hempstead

$15M Apartment Project in Hempstead Snags IDA Greenlight — With Affordable & Workforce Housing in the Mix

Downtown Hempstead is set for another boost. A $15 million, 36-unit apartment building planned for 160 Marvin Ave. just received preliminary approval for economic incentives from the Town of Hempstead Industrial Development Agency (IDA), moving a long-discussed infill site toward construction and adding badly needed rental options close to the village core.

The Blueprint (Quick Hits)

• Address: 160 Marvin Ave., Hempstead (former American Legion Post 390 parking lot)

• Scale: Three stories, 36,054 sq. ft., 36 rentals over ground-level parking

• Mix: 20 one-bedrooms and 16 two-bedrooms

• Affordability: 10% affordable (=80% AMI) + 10% workforce (=120% AMI)

• Process: Public hearing set for Thursday, Nov. 6; final vote targeted for Tuesday, Nov. 18

• Timeline: Construction expected to begin this year and wrap in ~18 months

• Developer: 160 Marvin Ave. Realty LLC (Aisha Hussain & Ran Nizam)

• Financing: Backed by the NYS Small Building Participation Program

What’s Being Built at 160 Marvin Ave.

Developers Aisha Hussain and Ran Nizam plan a three-story apartment building with 36 rental units atop ground-level parking. The one-acre site has served as a parking lot for American Legion Post 390, making this a classic downtown infill play—new housing without sprawling onto greenfields.

Inside, expect a balanced unit mix—20 one-bedrooms and 16 two-bedrooms—geared toward renters who want modern finishes and a walkable setting near village amenities, bus lines, and a quick connection to the Hempstead LIRR corridor.

Affordability That’s Actually Built In

The project sets aside 20% of homes for income-restricted renters:

• 10% Affordable: Reserved for households earning =80% of Area Median Income (AMI)

• 10% Workforce: Reserved for households earning =120% of AMI

Translation: a slice of the building is purpose-built for local teachers, municipal workers, healthcare staff, and young professionals who often get priced out of brand-new product.

Why IDA Incentives Matter Here

The Hempstead IDA granted preliminary approval for economic incentives, a common tool to unlock private investment in downtown revitalization areas. According to IDA CEO Fred Parola, the project will expand rental options while growing the tax base over time—a win for both housing supply and municipal revenues.

The developer has also secured support from the New York State Small Building Participation Program, which targets 5–50 unit projects outside NYC—a perfect fit for Hempstead’s mid-scale, neighborhood-context development.

Public Hearing & Approvals: What’s Next

• Public Hearing: Thursday, Nov. 6

• Final Authorizing Resolution: Tuesday, Nov. 18

With preliminary approval in hand, the team heads into community review. If all goes as planned, shovels hit the ground this year, with a build-out of about 18 months. For nearby owners and investors, that pencils out to new foot traffic—and potential demand—for local businesses as early as next year-plus.

The Adjacent Sequel: 96 More Rentals on Cooper Street

Hussain and Nizam aren’t stopping at Marvin Ave. They’ve applied for IDA benefits for a second building at 16 Cooper St., a $32 million plan featuring 96 apartments over three ground-floor retail spaces. Program details:

• Unit Mix: 52 one-bedrooms, 32 two-bedrooms, 12 three-bedrooms

• Size: 108,885 sq. ft. on 0.73 acres

• Affordability: Same set-asides—10% affordable, 10% workforce

• Timeline: Construction targeted for Q1 next year, with completion by summer 2027

This two-site strategy signals real momentum: housing for multiple household types, built-in retail to activate the street, and a stronger resident base for downtown Hempstead.

Why This Matters for Buyers, Sellers & Investors

• For Buyers/Renters: More choices at varied price points, including income-restricted homes close to services and transit.

• For Sellers: Development confidence tends to lift nearby property values and catalyze home improvements.

• For Investors: Two coordinated projects can anchor a micro-district—a recipe for durable rent demand and retail synergies.

• For the Community: Infill development revitalizes underused parcels, adds lighting and activity, and supports local businesses.

Key Dates & Takeaways

• Nov. 6: Public hearing for the Marvin Ave. incentives

• Nov. 18: Final IDA vote

• Start of Construction: Expected before year-end

• Delivery: ~18 months after groundbreaking (Marvin Ave.); Summer 2027 (Cooper St.)

If you’re eyeing Hempstead—whether to rent, buy, or invest—this is the kind of pipeline that reshapes a neighborhood’s trajectory.

FAQ: Hempstead’s Marvin Ave. & Cooper St. Developments

Where exactly is 160 Marvin Ave., and what’s there now?
It’s a one-acre site in downtown Hempstead that’s been used as a parking lot for American Legion Post 390. The plan replaces asphalt with housing and structured-at-grade parking.

How many apartments and what sizes?
Marvin Ave.: 36 units (20 one-bedrooms, 16 two-bedrooms).
Cooper St.: 96 units (52 one-bedrooms, 32 two-bedrooms, 12 three-bedrooms).

What does “affordable” vs. “workforce” mean here?

• Affordable: Reserved for incomes =80% of AMI (Area Median Income).

• Workforce: Reserved for incomes =120% of AMI.
  Both come with reduced rents compared to market-rate units.

Will there be parking?
Yes. Marvin Ave. includes ground-level parking beneath the residential floors. Cooper St. pairs housing with three retail spaces, supporting a park-once, walk-more environment.

When will leasing start?
For Marvin Ave., expect leasing to open roughly a few months before completion, which is about 18 months post-groundbreaking. Cooper St. targets summer 2027 completion, with pre-leasing ahead of that date.

How do I qualify for the affordable/workforce units?
Applicants typically provide income documentation to meet AMI thresholds. When leasing opens, the developer or a designated housing partner will share the application process and lottery details (if applicable).

What’s the role of the IDA here?
The Hempstead IDA can provide tax abatements and other incentives that help projects pencil out, especially with affordable housing components and downtown infill costs. This support is tied to public hearings and performance benchmarks.

Why are small and mid-size buildings a big deal?
Programs like the NYS Small Building Participation Program help bring right-sized projects (5–50 units) to walkable downtowns—often faster to build and easier to integrate with existing streetscapes than high-rise towers.