| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 36th | Poor |
| Amenities | 87th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 166 Willow St, Yonkers, NY, 10701, US |
| Region / Metro | Yonkers |
| Year of Construction | 1979 |
| Units | 25 |
| Transaction Date | 1995-10-19 |
| Transaction Price | $119,368 |
| Buyer | BRANCO TEOTONIO |
| Seller | MOURA RENATO |
166 Willow St, Yonkers NY Multifamily Investment
Positioned in an Urban Core pocket of Yonkers with high renter concentration and stable neighborhood occupancy, this asset benefits from durable tenant demand according to WDSuite s CRE market data.
The property sits in a B-rated Urban Core neighborhood within the New York Jersey City White Plains metro. Neighborhood occupancy is competitive among metro peers (rank 203 of 889), indicating steady leasing conditions and supporting income stability for multifamily owners. Renter-occupied housing accounts for a large share of units in the neighborhood (64.6%), which signals a deep tenant base and consistent demand for apartments.
Local amenity access is a strength: neighborhood counts for groceries, restaurants, parks, and pharmacies all track in the upper national percentiles, offering everyday convenience that can aid retention. By contrast, average school ratings in the area trend below national norms; investors may expect demand to skew more toward renters prioritizing commute access and services over school performance.
Within a 3-mile radius, population and household counts have been rising, with forecasts pointing to further renter pool expansion over the next five years. This growth, coupled with a neighborhood rent-to-income ratio around 0.21, suggests manageable affordability pressure relative to many coastal submarkets, supporting occupancy stability and measured pricing power.
Home values in the neighborhood sit on the higher side for the region, and value-to-income ratios are elevated. In practice, a high-cost ownership market tends to reinforce reliance on multifamily rentals, which can bolster lease retention and reduce move-outs to ownership during typical cycles.
Safety indicators are mixed to slightly favorable in a national context. Overall crime performance is near the middle nationally (around the 52nd percentile), while property offense rates track somewhat safer than the national average. Violent offense levels sit below the national median; however, recent trends show meaningful improvement, with year-over-year declines placing the area in a stronger improvement cohort nationally.
Relative to the New York Jersey City White Plains metro, the neighborhood s crime rank is 126 out of 889 metro neighborhoods. That position suggests conditions that are better than many urban peers but still warrant standard risk management practices common to city multifamily assets (lighting, access control, and resident engagement).
Proximity to regional employers supports commuter demand and leasing durability, led by technology, financial services, and consumer brands with sizable office footprints nearby: Cognizant Technology Solutions, Prudential Financial, Mastercard, Estee Lauder, and Time Warner.
- Cognizant Technology Solutions corporate offices (7.2 miles) HQ
- Prudential Financial financial services (10.4 miles)
- Mastercard payments & technology (11.5 miles) HQ
- Time Warner media & entertainment offices (12.2 miles) HQ
- Estee Lauder consumer products offices (12.2 miles) HQ
Built in 1979, 166 Willow St is newer than much of the surrounding pre-war stock, offering relative competitiveness while still warranting targeted capital planning for aging systems and potential renovation upside. Neighborhood fundamentals are supportive: occupancy ranks competitive among 889 metro neighborhoods, renter-occupied share is high, and amenity access is strong a combination that typically underpins stable collections and lower turnover risk.
According to CRE market data from WDSuite, local ownership costs remain elevated versus incomes, reinforcing multifamily especially workforce demand. Within a 3-mile radius, recent and projected gains in population and households point to a larger tenant base, which can support sustained occupancy and disciplined rent growth management through the cycle.
- Newer 1979 vintage versus nearby pre-war stock, with scope for targeted upgrades and value-add positioning
- Competitive neighborhood occupancy and high renter-occupied share support stable leasing and collections
- Strong amenity access (groceries, parks, pharmacies) aids retention and day-to-day convenience
- High-cost ownership market reinforces renter reliance, supporting pricing power over time
- Risk: School ratings trail national norms; plan for demand weighted toward non-family renter profiles and emphasize property-level security and maintenance