| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 68th | Good |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 Fifth Ave, Pelham, NY, 10803, US |
| Region / Metro | Pelham |
| Year of Construction | 1980 |
| Units | 24 |
| Transaction Date | 1996-05-23 |
| Transaction Price | $195,000 |
| Buyer | KEATING JOSEPH F |
| Seller | KELLY KAREN |
125 Fifth Ave Pelham NY Multifamily Opportunity
Positioned in an Urban Core pocket with steady neighborhood occupancy, this 24-unit asset benefits from a deep, high-income renter pool and strong local amenities, according to WDSuite’s CRE market data. Investors should expect durable demand drivers with room to differentiate through targeted renovations.
Pelham’s neighborhood fundamentals are competitive among New York-Jersey City-White Plains metro neighborhoods (ranked 313 of 889), with a B+ rating signaling balanced livability and investment appeal. Neighborhood occupancy trends are stable and sit above national medians, supporting income consistency for well-managed multifamily.
Daily convenience is a strength: neighborhood amenity density is nationally strong for restaurants (93rd percentile), cafes (99th), childcare (98th), and grocery access (84th). Average school ratings are solid (about 4.0 out of 5; 84th percentile nationally), which can aid retention for family-oriented renters. Limited park and pharmacy density locally suggests residents may rely on nearby districts for those needs.
Tenure patterns vary by lens. Within the neighborhood, about 29% of housing units are renter-occupied, indicating an ownership-leaning micro-market. Within a 3-mile radius, renter-occupied share is closer to half of units, broadening the effective tenant base for multifamily demand and helping sustain leasing velocity.
Demographic statistics aggregated within a 3-mile radius point to modest population growth to date with further expansion projected, alongside household growth and a shift toward slightly smaller household sizes. These trends reinforce a larger tenant base over time and support occupancy stability for well-positioned units.
Home values in the neighborhood are elevated relative to national norms, and household incomes rank in the top national percentiles. In practice, this high-cost ownership market supports renter reliance on quality apartments, while a neighborhood rent-to-income profile near 0.18 suggests generally manageable rents that can aid renewal rates but may temper rapid pricing moves.
Vintage matters: built in 1980, the property is newer than the neighborhood’s typical 1940s-era housing stock. That relative youth can be a competitive edge versus older inventory, with potential to capture value through programmatic upgrades and selective systems modernization.
Safety indicators are favorable in comparative terms. Neighborhood violent-offense measures track in the top national percentiles (around the 97th percentile for lower violent crime), and property offenses also benchmark well (roughly 76th percentile nationally). Recent year-over-year readings show meaningful declines in both categories, which supports resident retention and leasing stability without making block-level claims.
As always, investors should pair these metro- and national-level comparisons with on-the-ground diligence and time-of-day observations to underwrite tenant experience appropriately.
The area draws from a diversified Westchester–NYC employment base that supports renter demand and commute convenience, notably in finance, payments, consumer goods, and technology: Fernando DaCunha - Citizens Bank, Home Mortgages; Mastercard; PepsiCo; Cognizant; and Cognizant Technology Solutions.
- Fernando DaCunha - Citizens Bank, Home Mortgages — financial services (8.6 miles)
- Mastercard — payments & corporate offices (9.2 miles) — HQ
- Pepsico — consumer goods corporate offices (10.3 miles) — HQ
- Cognizant — technology & consulting (10.7 miles)
- Cognizant Technology Solutions — technology services (10.7 miles) — HQ
125 Fifth Ave offers durable demand characteristics in a high-income, amenity-rich Urban Core setting. Neighborhood occupancy trends are stable and above national medians, while elevated home values and solid school ratings support renter retention and leasing velocity. Built in 1980, the asset is newer than much of the surrounding housing stock, creating a practical path for value-add through targeted interior and building-system upgrades. Based on commercial real estate analysis from WDSuite, local amenity density and proximity to major employers further underpin renter demand.
At the same time, an ownership-leaning neighborhood tenure mix means demand is concentrated among renters by necessity and preference within the broader 3-mile area, suggesting careful unit positioning and amenity programming to maintain occupancy and pricing power.
- Stable neighborhood occupancy and high-income renter base support consistent collections
- 1980 vintage offers competitive positioning versus older stock, with clear value-add upgrade pathways
- Strong amenity access and solid school ratings bolster leasing and renewal prospects
- Proximity to diversified employers reinforces workforce housing demand
- Risks: ownership-leaning micro-market and limited nearby parks/pharmacies require thoughtful positioning and service offerings