| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 68th | Good |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 40 Lincoln Ave, Pelham, NY, 10803, US |
| Region / Metro | Pelham |
| Year of Construction | 1978 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
40 Lincoln Ave, Pelham NY Multifamily Investment
Neighborhood occupancy has been steady and demand is reinforced by high-income households and strong schools, according to WDSuite’s CRE market data. Lower Westchester access supports renter appeal with proximity to jobs across the New York–Jersey City–White Plains corridor.
Pelham’s Urban Core setting offers daily convenience and commuter access across Westchester and into New York City. Dining and cafe density stand out — the neighborhood sits in the 93rd to 99th national percentiles for restaurants and cafes, and is competitive among New York–Jersey City–White Plains neighborhoods for cafe concentration (ranked 88th out of 889). Grocery access is also strong versus national peers (84th percentile), supporting resident livability and leasing retention.
School quality is a consistent draw for family renters, with average ratings near 4 out of 5 and a national percentile in the top quartile. The neighborhood’s overall rating is B+, placing it above the metro median (ranked 313th among 889 neighborhoods), a useful signal for long-term renter demand and lease stability.
Construction in the immediate area skews older (average vintage around 1944), while the subject property — built in 1978 — is newer than much of the surrounding stock. That relative positioning can help marketing and competitive-set dynamics, though investors should still plan for modernization or system upgrades typical of late-1970s assets.
Within a 3-mile radius, demographic data indicate measured population growth with a larger base of higher-earning households and rising median incomes. Household counts have increased and are projected to continue expanding, pointing to a larger tenant base over time. In the immediate neighborhood, renter-occupied housing represents roughly three in ten units, while the 3-mile radius shows a deeper renter pool; together this suggests steady multifamily demand near transit and amenities.
Home values are elevated relative to national norms, characteristic of a high-cost ownership market in Westchester. That ownership backdrop typically sustains reliance on rental housing, supporting pricing power and renewal retention for well-located, well-maintained multifamily communities.
Safety indicators compare favorably at the national level. The neighborhood is in the top quartile nationally for lower violent offense rates (97th percentile) and shows improvement trends, with both violent and property offense estimates declining year over year. Property offense levels are also better than many areas nationwide (mid-70s percentile), based on CRE market data from WDSuite.
While block-level variation always exists, these comparative trends suggest a stable environment relative to U.S. neighborhoods, which can support tenant retention and operational consistency for multifamily assets.
Proximity to diversified employers supports renter demand and commute convenience, notably in financial services, payments, food and beverage, IT services, and logistics. The employers below represent nearby job centers that residents commonly access.
- Fernando DaCunha - Citizens Bank, Home Mortgages — financial services (8.5 miles)
- Mastercard — payments (9.1 miles) — HQ
- Pepsico — food & beverage (10.3 miles) — HQ
- Cognizant — IT services (10.6 miles)
- Xpo Logistics — logistics (11.1 miles) — HQ
40 Lincoln Ave is a 24-unit, late-1970s asset in Pelham that benefits from a high-cost ownership backdrop, strong household incomes, and a convenient Westchester location. Neighborhood occupancy has been resilient, and restaurants, cafes, and schools perform above national benchmarks — factors that can support leasing velocity and renewals. Based on commercial real estate analysis from WDSuite, the 1978 vintage is relatively newer than much of the surrounding stock, creating a positioning edge versus older pre-war assets while leaving room for targeted renovations.
Within a 3-mile radius, population and household growth point to a larger tenant base over time, and elevated home values in Westchester typically sustain rental demand. Average unit sizes around 588 square feet suggest an efficiency-leaning mix that can target singles and downsizers; investors may evaluate cosmetic and systems upgrades to enhance rent competitiveness and retention.
- Durable renter demand supported by high-cost ownership market and strong household incomes
- Neighborhood amenities and school quality compare favorably, aiding leasing and renewals
- 1978 vintage offers competitive positioning versus older stock with value-add upgrade potential
- Demographic growth within 3 miles expands the renter pool, supporting occupancy stability over time
- Risks: limited park/pharmacy density nearby and a lower immediate renter concentration may narrow the local tenant base; capital planning for late-1970s systems is prudent