| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 66th | Good |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9 Glover Ave, Yonkers, NY, 10704, US |
| Region / Metro | Yonkers |
| Year of Construction | 1980 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9 Glover Ave, Yonkers NY Multifamily Investment
Neighborhood occupancy trends in the mid-90s point to steady leasing fundamentals, and, according to WDSuite’s CRE market data, renter demand is supported by a larger regional tenant base and balanced rent-to-income levels.
Located in Yonkers’ Urban Core, the property benefits from a neighborhood rated B that is above the metro median (rank 372 out of 889) for overall performance, according to WDSuite’s CRE market data. Occupancy in the surrounding neighborhood has remained high, supporting income stability relative to many New York-Jersey City-White Plains submarkets. Median asking rents in the neighborhood sit in a higher national percentile, while rent-to-income levels indicate manageable affordability pressure, a combination that can aid retention and reduce turnover costs for operators.
Amenity access is a relative strength: restaurants and pharmacies score in the mid-90s percentiles nationally, with parks also testing strong, suggesting day-to-day convenience and livability that supports renter appeal. By contrast, childcare and grocery options within the immediate neighborhood footprint are thinner, so residents are likely relying on nearby districts for those needs. Taken together, the area reads as service-rich for dining and daily necessities, with select gaps to consider in marketing and resident services.
Tenure patterns show a moderate neighborhood renter concentration (share of housing units that are renter-occupied) alongside a much higher renter presence across the 3-mile radius. That wider catchment is meaningful for multifamily demand, indicating a deeper tenant base to draw from even if the immediate blocks skew more owner-occupied.
Within a 3-mile radius, demographic statistics indicate recent population stability with an increase in households, and forecasts point to further household expansion over the next five years. For investors, a rising household count—even as average household size trends lower—signals ongoing renter pool expansion that can support occupancy stability and leasing velocity.
Vintage matters: the asset’s 1980 construction is newer than the neighborhood’s older housing stock profile, which tends to average mid-20th-century. That positioning can be operationally competitive versus older comparables while still leaving room for targeted modernization to capture rent premiums and manage long-term capital needs.
Safety indicators compare favorably to national benchmarks, with violent-offense measures landing in higher (safer) national percentiles and recent year-over-year trends showing improvement, per WDSuite’s dataset. Interpreting crime requires context across submarket and citywide patterns, but the directional trend and national positioning suggest conditions that are supportive of resident retention relative to many urban peers.
Investors should continue to monitor local trendlines and property-level measures (lighting, access control, staffing) as part of standard risk management, recognizing that conditions can vary by block even within generally improving areas.
Proximity to major corporate offices supports a broad commuter tenant base and can reinforce weekday occupancy and lease retention. Nearby employers include Cognizant Technology Solutions, Disney ABC Television Group, Loews, Ralph Lauren, and Estée Lauder.
- Cognizant Technology Solutions — technology services (7.6 miles) — HQ
- Disney ABC Television Group — media (10.8 miles)
- Loews — diversified holdings (11.1 miles) — HQ
- Ralph Lauren — apparel & lifestyle (11.1 miles) — HQ
- Estée Lauder — beauty & personal care (11.2 miles) — HQ
The investment case centers on durable renter demand, competitive positioning versus older local stock, and supportive demographics in the broader 3-mile trade area. Neighborhood occupancy has held at healthy levels, and median rents benchmark in higher national percentiles while rent-to-income ratios remain manageable—an attractive profile for maintaining collections and resident retention. The 1980 vintage is newer than many nearby comparables, offering both day-one competitiveness and targeted value-add potential through modernization.
Household growth within the 3-mile radius and a deep regional employment base underpin a larger tenant pool and leasing resilience over the cycle. Based on commercial real estate analysis from WDSuite, these fundamentals compare well with broader metro trends, though selective service gaps (notably grocery and childcare within the immediate neighborhood) should be considered in marketing and amenity strategy.
- High neighborhood occupancy and strong national rent positioning support income stability
- 1980 construction offers competitive standing versus older stock with value-add upside
- 3-mile household growth and major nearby employers expand the renter pool
- Manageable rent-to-income dynamics aid retention and collections
- Risks: thinner grocery/childcare options nearby and typical urban variability in safety—monitor as part of asset strategy