| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 36th | Poor |
| Amenities | 87th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14 Highland Ave, Yonkers, NY, 10705, US |
| Region / Metro | Yonkers |
| Year of Construction | 1990 |
| Units | 22 |
| Transaction Date | 2016-11-03 |
| Transaction Price | $2,800,000 |
| Buyer | 14 HIGHLAND AVE LLC |
| Seller | 14 HIGHLAND TRUSTEE LLC |
14 Highland Ave, Yonkers Multifamily Investment with Stable Renters
Neighborhood occupancy is about 97% with a high renter concentration, supporting steady leasing conditions for this 22‑unit asset, according to WDSuite’s CRE market data.
Located in Yonkers’ Urban Core, the property sits in a renter-driven neighborhood where roughly two‑thirds of housing units are renter‑occupied. That depth of renter-occupied stock supports demand stability and a broad tenant base for smaller units like the building’s average 575 sq. ft. layouts.
Amenity access is a local strength: parks, pharmacies, groceries, restaurants, and cafes track in the upper national percentiles, providing daily convenience that helps retention and leasing velocity. By contrast, average school ratings trend on the low side, which may matter for family-oriented product but is less determinative for smaller unit mixes.
Rents in the neighborhood have risen over the past five years and remain supported by an occupancy rate that is top quartile among 889 metro neighborhoods. Elevated home values in Westchester County indicate a high-cost ownership market; this typically sustains reliance on multifamily rentals and can bolster pricing power, while the neighborhood’s rent-to-income metrics suggest watchpoints for affordability pressure and lease management.
Within a 3‑mile radius, population and household counts have grown in recent years, with forecasts pointing to additional gains and rising household incomes. This trend expands the local renter pool and supports occupancy stability, based on CRE market data from WDSuite.
The building’s 1990 construction is newer than much of the surrounding stock (which skews pre‑war). That relative vintage can be competitively advantageous versus older properties, though investors should still plan for modernization of aging systems or common areas to drive rent positioning.
Neighborhood safety indicators are mixed when compared nationally. Overall crime levels sit near the national middle, while recent data shows violent offenses trending down year over year, even as property-related incidents have ticked up. For investors, this suggests monitoring sub‑area trends and emphasizing lighting, access control, and resident engagement as standard risk management practices.
Proximity to major corporate offices broadens the commuter tenant base and supports leasing durability, particularly among professional and administrative workers. Nearby anchors include Cognizant Technology Solutions, Prudential Financial, Disney ABC Television Group, Loews, and Time Warner.
- Cognizant Technology Solutions — corporate offices (6.7 miles) — HQ
- Prudential Financial — financial services (10.2 miles)
- Disney ABC Television Group — media & entertainment (11.3 miles)
- Loews — diversified holdings (11.7 miles) — HQ
- Time Warner — media & entertainment (11.7 miles) — HQ
14 Highland Ave offers a 22‑unit, 1990‑vintage multifamily footprint in a renter-heavy Yonkers location where neighborhood occupancy is strong and amenity access is competitive nationally. Elevated ownership costs in Westchester County tend to reinforce reliance on rentals, while rising household counts within a 3‑mile radius point to a larger tenant base and support for lease-up and retention.
The asset’s newer vintage versus much of the surrounding stock can be a differentiator, though investors should underwrite for mid‑life system upgrades and targeted value‑add to common areas or interiors. According to CRE market data from WDSuite, neighborhood-level rent growth and high occupancy underpin a case for durable cash flow with prudent attention to affordability pressure and submarket safety trends.
- Renter-heavy neighborhood and high occupancy support steady demand
- 1990 construction offers relative competitiveness versus older local stock
- Strong amenity access and proximity to major employers aid retention
- Ownership costs in the area sustain reliance on multifamily housing
- Risks: affordability pressure, mixed safety signals, and capex for system modernization