| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 61st | Fair |
| Amenities | 80th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 115 Lawton St, Yonkers, NY, 10705, US |
| Region / Metro | Yonkers |
| Year of Construction | 1973 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
115 Lawton St, Yonkers NY — Multifamily Investment Snapshot
Neighborhood occupancy runs high and renter demand is durable for workforce units, according to CRE market data from WDSuite. For investors, this points to steady leasing with pricing set by local incomes rather than new supply.
Located in Yonkers’ Urban Core, the property benefits from a dense amenity base. Cafes, restaurants, groceries, parks, and pharmacies index in the upper national percentiles, supporting walkable daily needs and helping retention for residents who value convenience. School quality trends below national averages, which may narrow the family renter profile but still fits workforce-oriented demand.
Occupancy in the immediate neighborhood is strong and sits in the top quartile nationally, and it is competitive among New York-Jersey City-White Plains, NY-NJ neighborhoods (based on WDSuite’s CRE market data). This backdrop supports income stability, with rent levels influenced by local median incomes and a rent-to-income profile that suggests manageable affordability pressure.
Vintage and asset positioning matter: the building was constructed in 1973, newer than much of the surrounding housing stock, which averages mid-century. That relative youth versus older stock can support leasing competitiveness, while investors should still plan for ongoing system upgrades and selective renovations to sustain pricing power.
Tenure patterns indicate depth for rentals. Roughly half of housing units in the immediate neighborhood are renter-occupied, while the 3-mile area shows a higher renter concentration, signaling a broad tenant base for multifamily. Demographic statistics are aggregated within a 3-mile radius and point to modest population growth, a larger household count, and continued renter pool expansion over the next five years—favorable for demand durability in this submarket as part of broader multifamily property research.
Home values in the neighborhood sit in upper national percentiles relative to incomes, a high-cost ownership context that tends to sustain reliance on rentals. For investors, this typically supports lease retention and cushions occupancy through cycles, although it calls for attentive lease management where affordability pressure emerges for certain cohorts.
Safety metrics compare favorably to national norms, with both property and violent offense rates landing in the top quartile nationally, based on WDSuite’s data. This positions the area as comparatively safer than many neighborhoods nationwide.
Investors should also monitor trends: recent year-over-year change indicates an uptick in violent incidents even as overall levels remain comparatively favorable. Within the New York-Jersey City-White Plains, NY-NJ metro’s 889 neighborhoods, the area remains competitive on safety, but prudent underwriting should consider ongoing trend volatility rather than only point-in-time readings.
Proximity to regional corporate offices supports commuter convenience and a diversified renter base. Notable employers within ~7–11 miles include technology services, media, and headquarters operations that can underpin steady leasing.
- Cognizant Technology Solutions — IT services (7.1 miles) — HQ
- Disney ABC Television Group — media & entertainment (10.8 miles)
- Loews — diversified holdings (11.1 miles) — HQ
- Estee Lauder — beauty & personal care (11.2 miles) — HQ
- Ralph Lauren — apparel & lifestyle (11.2 miles) — HQ
115 Lawton St is a 35-unit, 1973-vintage asset positioned in a high-occupancy Yonkers neighborhood. According to CRE market data from WDSuite, the submarket shows top-quartile national occupancy and competitive standing within the New York-Jersey City-White Plains, NY-NJ metro, supporting income durability. Elevated ownership costs relative to incomes tend to reinforce reliance on rentals, while the property’s vintage supports leasing versus older local stock but calls for continued capital planning to maintain competitiveness.
Within a 3-mile radius, household counts have been rising and are projected to continue growing, and renter-occupied share remains substantial—indicating a broad tenant base and healthy renewal potential. Rent levels track local incomes, suggesting manageable affordability pressure that can aid retention and stabilize collections through cycles.
- High neighborhood occupancy and competitive metro standing support leasing stability
- Large renter base within 3 miles underpins demand and renewal prospects
- 1973 vintage is newer than much of local stock, with value-add via targeted upgrades
- High-cost ownership context tends to sustain rental reliance and pricing power
- Risks: ongoing capex for an older asset, below-average school ratings, and monitoring safety trend volatility