| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 99th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 E 165th St, Bronx, NY, 10456, US |
| Region / Metro | Bronx |
| Year of Construction | 2006 |
| Units | 42 |
| Transaction Date | 2025-10-03 |
| Transaction Price | $5,973,525 |
| Buyer | 501 E 165TH LLC |
| Seller | HPDC2 HOUSING DEVELOPMENT FUND COMPANY |
501 E 165th St Bronx Multifamily Investment
Neighborhood occupancy has been resilient with a deep renter base, according to WDSuite s CRE market data, positioning this 2007-built asset to compete against older local stock. Concentrated renter demand supports leasing stability, with pricing power tempered by household incomes and rent-to-income dynamics in the surrounding area.
Situated in the Urban Core of the Bronx, the property benefits from a dense amenity ecosystem he neighborhood scores in the 99th percentile nationally for amenities, with strong access to groceries, pharmacies, parks, and food options. Within the New York Jersey City White Plains metro, amenity quality is competitive among 889 neighborhoods, reinforcing day-to-day convenience that supports leasing and retention.
Renter demand is a defining feature: the neighborhood s share of renter-occupied housing units is very high (91.6%), indicating a large and active tenant pool. Neighborhood occupancy is strong at 98.2% and remains competitive among 889 metro neighborhoods, supporting income stability for multifamily operators. These are neighborhood-level metrics and not specific to the property.
The 2007 construction year makes this property newer than the neighborhood s average vintage (1971), improving competitive positioning versus older buildings while still warranting normal capital planning for mid-life systems and potential modernization to capture rent premiums.
Demographic statistics aggregated within a 3-mile radius show households have grown in recent years with smaller average household sizes, expanding the pool of renters and supporting occupancy. Over the same area, median household income has improved from prior periods, yet affordability pressure remains a consideration for lease management and renewal strategies.
School ratings in the neighborhood trend below national norms, and the neighborhood ranks below the metro median on demographic strength among 889 neighborhoods. For investment underwriting, these factors may shift renter profiles toward workforce and convenience-driven households rather than school-driven demand, but the amenity density and high renter concentration help sustain absorption and retention.
Safety indicators for the neighborhood track below national benchmarks, with crime levels ranking below the metro median among 889 New York Jersey City White Plains neighborhoods. While overall safety compares unfavorably to many areas nationally, recent data show an improvement trend in violent incidents over the last year. Investors should frame underwriting with conservative assumptions on security, lighting, and resident communications, and monitor neighborhood trendlines rather than block-level variation.
Proximity to Midtown employment clusters supports commuter convenience and renter demand, with access to media, consumer goods, and corporate headquarters within a 5 6 mile radius. Key nearby employers include Disney ABC Television Group, Loews, Ralph Lauren, Est e9e Lauder, and JetBlue Airways.
- Disney ABC Television Group media & entertainment (5.3 miles)
- Loews hospitality & corporate offices (5.4 miles) HQ
- Ralph Lauren apparel & lifestyle (5.5 miles) HQ
- Estee Lauder beauty & consumer goods (5.5 miles) HQ
- Jetblue Airways airline corporate offices (5.5 miles) HQ
This 42-unit, 2007-vintage asset sits in a renter-dense Bronx neighborhood with competitive occupancy and exceptional amenity access. Based on commercial real estate analysis from WDSuite, neighborhood occupancy remains robust versus metro peers, while the surrounding 3-mile area shows growth in household counts and smaller household sizes that expand the renter pool. The property s newer build relative to local stock supports leasing competitiveness, with value-add potential via targeted upgrades and mid-life system planning.
Balanced underwriting should consider affordability pressure (high rent-to-income at the neighborhood level) and below-average school ratings, alongside safety trends that remain weaker than national benchmarks but have shown recent improvement. These dynamics argue for steady demand with prudent expense and rent-growth assumptions rather than relying on outsized appreciation.
- High renter concentration and competitive neighborhood occupancy support income stability
- 2007 construction is newer than local average, enabling operational and renovation advantages
- Amenity-rich Urban Core location reinforces absorption and retention
- 3-mile household growth and smaller household sizes expand the tenant base
- Risks: affordability pressure (rent-to-income), lower-rated schools, and safety perceptions require conservative assumptions