| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 50th | Fair |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 91 N Kensico Ave, White Plains, NY, 10604, US |
| Region / Metro | White Plains |
| Year of Construction | 1972 |
| Units | 31 |
| Transaction Date | 1994-11-01 |
| Transaction Price | $470,000 |
| Buyer | SHELTER PLUS INC |
| Seller | BUILDERS COMPANY OF AMERICA INC |
91 N Kensico Ave, White Plains NY Multifamily Investment
Neighborhood occupancy is exceptionally stable and renter demand is deep, according to WDSuite s CRE market data, supporting consistent leasing for a 31-unit asset in an inner-suburban Westchester location.
White Plains inner-suburban location offers durable renter demand supported by a high share of renter-occupied housing units. The neighborhood s renter concentration is 62.2%, which signals a broad tenant base for multifamily assets and helps underpin leasing stability during most cycles.
Occupancy in the neighborhood ranks 1st among 889 metro neighborhoods, indicating exceptionally tight conditions relative to the region and supporting low downtime between turns. Home values sit in a high-cost ownership market (90th percentile nationally), which generally sustains reliance on rental housing and can support pricing power and retention for well-managed properties.
Livability is mixed: park access benchmarks in the top quartile nationally, while cafes, groceries, restaurants, and pharmacies are limited in the immediate neighborhood and may require short drives to nearby corridors. Average school ratings are below national norms (around the 15th percentile), which investors should factor into unit mix positioning and marketing to households with school-age children.
Within a 3-mile radius, demographics point to steady population with growth in households and smaller average household size over time rends that typically expand the renter pool and support occupancy. Median household incomes are strong for the region, and contract rents have trended upward, aligning with broader metro fundamentals without appearing stretched by rent-to-income metrics at the neighborhood level.
Vintage matters: the property s 1972 construction is newer than the neighborhood s average vintage (1952). That positioning can be competitively favorable versus older stock, though investors should still plan for systems modernization typical of 1970s buildings to sustain NOI and curb capex surprises.
Comparable crime metrics are not available in WDSuite for this neighborhood at this time. Investors should review city and county trend reports and compare submarket-level indicators to regional benchmarks to contextualize safety alongside leasing and retention assumptions.
The employment base includes finance and blue-chip corporate offices within a short drive, supporting commuter convenience and a steady renter pipeline. Nearby anchors include Citizens Bank (mortgage services), Mastercard, PepsiCo, IBM, and XPO Logistics.
- Fernando DaCunha - Citizens Bank, Home Mortgages mortgage services (1.8 miles)
- Mastercard payments technology (2.9 miles) HQ
- Pepsico food & beverage (3.6 miles) HQ
- Ibm technology & services (5.0 miles) HQ
- Xpo Logistics transportation & logistics (6.1 miles) HQ
This 31-unit, 1972-vintage asset benefits from a renter-leaning neighborhood and exceptionally tight occupancy conditions that rank at the top of the metro a setup that typically supports stable collections and limited vacancy loss. High home values in Westchester reinforce renter reliance on multifamily, while 3-mile household growth and smaller household sizes indicate a gradually expanding tenant base.
According to CRE market data from WDSuite, the area s rent levels and rent-to-income positioning are consistent with sustained leasing, while the property s vintage should remain competitive versus older local stock with thoughtful capital planning for 1970s-era systems and interiors. School quality rates below national norms, which is a manageable consideration for unit mix, amenities, and marketing rather than a structural demand constraint.
- Tight neighborhood occupancy supports steady lease-up and low downtime
- High-cost ownership market sustains renter demand and pricing power
- 3-mile household growth and smaller household sizes expand the renter pool
- 1972 vintage offers value-add via systems upgrades and interior modernization
- Risk: below-average school ratings and limited immediate amenities may affect certain renter segments