| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 17th | Poor |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2652 Decatur Ave, Bronx, NY, 10458, US |
| Region / Metro | Bronx |
| Year of Construction | 2005 |
| Units | 21 |
| Transaction Date | 2003-09-05 |
| Transaction Price | $177,000 |
| Buyer | DECATUR PROPERTIES INC |
| Seller | PILOTTI DOMINICK |
2652 Decatur Ave Bronx 21-Unit Multifamily
Neighborhood-level occupancy trends in the mid-90s and a high share of renter-occupied housing suggest steady tenant demand, according to WDSuite’s CRE market data. Metrics reference the surrounding neighborhood, not the property’s in-place operations.
Located in the Bronx urban core, the surrounding neighborhood carries a C+ rating and shows durable renter demand drivers. Neighborhood occupancy is roughly mid-90s with a slight five-year uptick, and renter-occupied units account for a very high share of housing stock — both indicators of depth in the tenant base and day-to-day leasing velocity. These figures reflect neighborhood conditions, not the property.
Amenities are a relative strength: the area ranks 104th among 889 metro neighborhoods for overall amenity access and sits in the high 90s nationally for grocery, restaurants, parks, and pharmacies. For investors, this concentration of daily-needs retail and open space supports resident retention and reduces friction in lease-ups compared with amenity-scarce submarkets.
The property’s 2006 construction is newer than the neighborhood’s average vintage (1961). That positioning helps competitiveness versus older walk-up stock while still warranting routine system updates and selective common-area refreshes to maintain pricing power against newer deliveries.
Within a 3-mile radius, demographic statistics show households have risen over the last five years even as population edged down slightly, pointing to smaller household sizes and a broader renter pool. Forecasts through 2028 indicate continued increase in households and incomes, which can support occupancy stability and measured rent growth. Median home values in the neighborhood trend elevated for the Bronx, which generally sustains reliance on rental housing; at the same time, a higher neighborhood rent-to-income ratio signals affordability pressure that operators should manage via renewal strategy and targeted concessions when needed.
Schools in the neighborhood rate below national averages, which can influence family renter preferences; however, the area’s transit-oriented urban character and amenity density tend to support workforce and convenience-driven demand profiles.
Safety indicators for the surrounding neighborhood trail national benchmarks, with violent and property offense measures positioned in low national percentiles. That said, recent trend data shows year-over-year improvement: estimated violent offenses declined by double digits and property offenses also moved lower. For investors, this suggests conditions are moving in a better direction, though underwriting should incorporate prudent security planning and resident-experience measures.
- Cognizant Technology Solutions — technology consulting (6.17 miles) — HQ
- Disney ABC Television Group — media & entertainment (7.86 miles)
- Loews — diversified holdings (8.07 miles) — HQ
- Ralph Lauren — apparel (8.13 miles) — HQ
- Estee Lauder — beauty & personal care (8.16 miles) — HQ
2652 Decatur Ave offers a 21-unit footprint in a renter-heavy Bronx neighborhood where amenity density and steady occupancy underpin leasing stability. Based on CRE market data from WDSuite, the surrounding area maintains occupancy in the mid-90s with an exceptionally high share of renter-occupied units, while household counts within 3 miles are expanding and forecast to continue rising — a tailwind for the tenant pipeline.
Built in 2006, the asset is newer than much of the local housing stock, which can support competitive positioning against older buildings. Elevated neighborhood ownership costs help sustain multifamily demand, though a higher rent-to-income ratio and below-average school ratings warrant thoughtful renewal management, resident services, and targeted capex to protect retention and pricing.
- Renter-heavy neighborhood and mid-90s occupancy support stable demand
- 2006 construction provides competitive edge versus older local stock
- Strong amenity access (grocery, restaurants, parks) aids retention and lease-up
- 3-mile household growth and income gains broaden the tenant base
- Risks: elevated rent-to-income ratios, below-average school ratings, and cautious safety perceptions