| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Poor |
| Demographics | 87th | Best |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21 Ellison Ave, Bronxville, NY, 10708, US |
| Region / Metro | Bronxville |
| Year of Construction | 1987 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21 Ellison Ave, Bronxville Multifamily Investment Thesis
Neighborhood occupancy trends signal durable renter demand and above-median stability for the New York–Jersey City–White Plains metro, according to WDSuite’s CRE market data. The asset’s location in an ownership-leaning area supports retention potential while tapping a steady commuter tenant base.
Bronxville’s neighborhood profile rates a B and is competitive among New York–Jersey City–White Plains neighborhoods (375th of 889), with occupancy in the surrounding area above the metro median and in the top quartile nationally. For multifamily investors, this points to steady lease-up and reduced downtime risk relative to weaker submarkets.
The area is ownership-leaning, with a lower share of renter-occupied housing than many metro peers. For investors, that typically means a thinner but more stable tenant pool, supported by high household incomes (above the 90th percentile nationally) and elevated home values (about the 85th percentile nationally), which can reinforce reliance on professionally managed rentals and support pricing power and retention.
Livability indicators are mixed. School quality averages near 4 out of 5 and sits around the 84th percentile nationally, a signal for family-oriented renters. Amenity access is polarized: cafes, childcare, and restaurants rank in the mid-90s percentiles nationally, while grocery, parks, and pharmacies are sparse within the immediate neighborhood. Residents commonly draw on nearby nodes for daily needs, which is typical for inner-suburban pockets adjacent to stronger retail corridors.
Within a 3-mile radius, demographics show population and household growth over the past five years, with forecasts calling for further expansion and income gains by 2028. This trend supports an expanding renter base and occupancy stability, particularly for well-maintained product close to transit and employment.
The property’s 1987 construction is newer than the neighborhood’s older housing stock (average vintage circa 1941), offering competitive positioning versus prewar buildings while leaving room for targeted modernization to enhance rents and operating efficiency.
Safety indicators compare favorably in a regional and national context. Neighborhood-level crime performance sits around the 85th percentile nationally, placing the area in the top quartile for safety compared with neighborhoods across the country.
Recent trends are constructive: violent offense indicators rank near the 97th percentile nationally with a sharp year-over-year improvement, suggesting conditions have strengthened. Property offenses also show better-than-average national standing with improvement over the last year. As always, investors should evaluate street-level dynamics during site visits, but the broader trendline supports tenant retention and leasing stability.
Proximity to regional headquarters and major corporate offices supports a professional renter base and commute convenience, notably in payments, IT services, consumer goods, logistics, and technology. Nearby anchors include Mastercard, Cognizant Technology Solutions, PepsiCo, XPO Logistics, and IBM.
- Mastercard — payments (8.9 miles) — HQ
- Cognizant Technology Solutions — IT services (9.8 miles) — HQ
- PepsiCo — food & beverage (10.1 miles) — HQ
- XPO Logistics — logistics (11.5 miles) — HQ
- IBM — technology (13.1 miles) — HQ
21 Ellison Ave offers exposure to an inner-suburban pocket with above-median metro occupancy and top-quartile national safety, underpinned by high-income households and an employment base anchored by multiple nearby headquarters. Elevated home values in the neighborhood context help sustain rental reliance, while school quality and strong café/restaurant density support livability and retention. Based on commercial real estate analysis from WDSuite, the surrounding area’s occupancy and income profile compares favorably to broader metro benchmarks.
Built in 1987, the property competes well against older local stock, with potential to capture rent lifts through targeted system upgrades and unit renovations. Within a 3-mile radius, recent and forecast growth in population, households, and incomes points to a larger tenant base over time, supporting leasing velocity and pricing discipline if capital plans address modernization and common-area appeal.
- Above-median metro occupancy and top-quartile national safety support leasing stability.
- High-income, ownership-leaning area with elevated home values reinforces renter reliance and pricing power.
- 1987 vintage outcompetes older stock; value-add upgrades can unlock further rent potential.
- Strong nearby headquarters (payments, IT, logistics, consumer goods) broaden the professional renter base.
- Risks: ownership-heavy tenure may limit immediate renter depth; limited grocery/park access locally requires positioning on convenience and amenities.