| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 74th | Best |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 120 Highbrook Ave, Pelham, NY, 10803, US |
| Region / Metro | Pelham |
| Year of Construction | 1984 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
120 Highbrook Ave Pelham 21-Unit Multifamily Investment
Neighborhood occupancy sits at the top of the metro and top-rated schools underpin stability, according to WDSuite’s CRE market data; elevated ownership costs nearby point to durable renter demand.
Pelham’s inner-suburb setting offers strong fundamentals for multifamily. Neighborhood occupancy is ranked 1 out of 889 metro neighborhoods and sits in the top percentile nationally, signaling tight supply and steady leasing conditions at the neighborhood level rather than for any single property. Average school ratings are also ranked 1 of 889 and in the highest national percentile, which supports family appeal and longer tenancy.
Amenities are mixed. Cafes score competitively (rank 191 of 889, placing the area in the top quartile nationally), and restaurants are above the metro median (rank 417 of 889). Within the neighborhood footprint, grocery, parks, and pharmacies are limited, so residents often tap nearby submarkets for daily needs.
Home values in the neighborhood are elevated relative to national norms, and the value-to-income profile is high. For investors, this high-cost ownership market can reinforce reliance on rentals and support pricing power, while the neighborhood rent-to-income ratio remains moderate, aiding retention.
Tenure dynamics show a smaller share of renter-occupied housing units within the immediate neighborhood, indicating a predominantly ownership environment; this typically supports stable, needs-based multifamily demand. At a broader 3-mile radius, demographics from WDSuite indicate population and household counts have grown over the past five years, with additional growth projected by 2028, expanding the tenant base and supporting occupancy stability.
Neighborhood safety indicators compare favorably in both metro and national contexts. Crime is ranked 20 out of 889 metro neighborhoods, positioning the area well versus peers. Nationally, estimates place violent and property offenses in high safety percentiles, and recent data shows property incidents trending down year over year, according to WDSuite’s datasets. These are neighborhood-level signals, not block-specific guarantees, but they support investor confidence in leasing durability.
The employment base draws from nearby corporate headquarters and offices, supporting a steady pool of professional renters with commute convenience. Notable employers include Mastercard, PepsiCo, Cognizant Technology Solutions, XPO Logistics, and JetBlue.
- Mastercard — payments technology (9.4 miles) — HQ
- PepsiCo — food & beverage (10.6 miles) — HQ
- Cognizant Technology Solutions — IT services (10.8 miles) — HQ
- XPO Logistics — logistics & transportation (11.3 miles) — HQ
- JetBlue Airways — airline corporate offices (12.9 miles) — HQ
120 Highbrook Ave is a 21-unit asset built in 1984, newer than the area’s older housing stock. That vintage can be competitively positioned versus prewar inventory while still offering value-add potential through systems modernization and interior refresh. Neighborhood indicators show exceptionally tight occupancy and top-tier schools, while elevated home values suggest continued reliance on rental housing and support for lease stability.
Broader 3-mile demographics point to recent increases in population and households, with additional growth projected by 2028, implying a larger tenant base and support for steady absorption. According to CRE market data from WDSuite, neighborhood rent levels are strong and renter affordability remains manageable relative to incomes, which can aid retention. Key watch items include a primarily ownership-oriented immediate neighborhood and limited neighborhood-scale groceries and parks, which place a premium on access to nearby submarkets for daily needs.
- 1984 vintage offers relative competitiveness vs. older stock with clear modernization and value-add pathways
- Neighborhood occupancy ranks at the top of the metro, supporting leasing stability
- High ownership costs in the area reinforce rental demand and pricing power
- 3-mile population and household growth expands the tenant base and supports absorption
- Risk: lower renter concentration in the immediate neighborhood and limited in-footprint amenities may temper lease-up velocity