| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 32nd | Poor |
| Amenities | 79th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9 Whelan Pl, Yonkers, NY, 10703, US |
| Region / Metro | Yonkers |
| Year of Construction | 2011 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9 Whelan Pl, Yonkers NY Multifamily Investment Opportunity
Newer construction relative to nearby housing supports competitive positioning and steady renter demand as neighborhood occupancy remains high, according to WDSuite’s CRE market data. The area’s renter base and regional job access point to resilient leasing dynamics for well-managed assets.
The property sits in Yonkers’ Urban Core, where neighborhood occupancy is reported at 94.8% and has edged higher in recent years. These figures describe the neighborhood, not the property, but they indicate a stable backdrop for multifamily leasing and renewals. With a 2011 vintage against a neighborhood average year built of 1939, this asset is newer than most local stock, offering competitive finishes and systems versus older buildings while still warranting routine capital planning as the asset seasons.
Local amenity access is a strength: grocery, pharmacies, parks, and restaurants index in the upper national percentiles (pharmacies near the 99th, parks around the 98th, grocery about the 95th, and restaurants around the 94th). Cafe density trends lower, but day-to-day convenience and services are well represented, which generally supports renter satisfaction and retention.
Tenure patterns suggest a meaningful renter pool. Within the immediate neighborhood, an estimated 46.6% of housing units are renter-occupied, indicating depth of demand for apartments. At the 3-mile scale, renter concentration is higher (about 56%), broadening the prospective tenant base and supporting occupancy stability.
Demographic statistics are aggregated within a 3-mile radius and indicate population growth over the last five years with households expanding at a faster pace, implying smaller average household sizes and more renters entering the market. Forward-looking estimates point to additional increases in population and households, which typically support absorption and lease-up for well-located multifamily assets.
Home values in the neighborhood sit in a higher national percentile alongside a value-to-income ratio around the 91st percentile, reflecting a high-cost ownership market in metro New York. This context tends to reinforce reliance on rental housing and can bolster pricing power for competitive properties. At the same time, a neighborhood rent-to-income ratio around 0.28 signals some affordability pressure, calling for attentive lease management and renewal strategies.
School ratings in this neighborhood benchmark in a lower national percentile, which can modestly narrow certain family-driven demand segments. However, proximity to employment centers and everyday amenities continues to underpin demand from workforce and commuter households.
Safety indicators present a mixed but improving picture. Within the New York–Jersey City–White Plains metro, the neighborhood’s crime rank is on the lower end (95 out of 889 metro neighborhoods), which signals comparatively higher reported crime locally. Nationally, composite crime levels align a bit above the midline (around the 59th percentile is safer than average), and both property and violent offense estimates have declined year over year, with double-digit percentage improvements, according to WDSuite’s CRE market data.
For investors, the takeaway is to underwrite to the metro-relative position while recognizing recent momentum in the trend data. Standard measures—lighting, access control, and resident engagement—can help sustain retention and mitigate perception risk.
Nearby corporate anchors provide diverse employment across technology, payments, consumer goods, and industrial packaging, supporting commuter demand and leasing stability for workforce-oriented apartments. The list below focuses on large employers within a typical renter commute.
- Cognizant Technology Solutions — IT services (7.7 miles) — HQ
- Mastercard — payments (10.9 miles) — HQ
- PepsiCo — consumer packaged goods (12.1 miles) — HQ
- Disney ABC Television Group — media (12.5 miles)
- Sealed Air — packaging (12.8 miles) — HQ
Built in 2011 with 32 units, this asset stands newer than the surrounding housing stock, positioning it competitively on maintenance and appeal versus older alternatives. The neighborhood shows high occupancy and a substantial renter-occupied share, with the 3-mile area expanding in both population and households—signals that typically support demand depth and occupancy stability for multifamily. Elevated ownership costs in Westchester reinforce reliance on rentals, while day-to-day amenities score well above national norms, aiding resident retention.
Balanced underwriting should account for lower school ratings and a metro-relative crime rank that sits on the higher side, even as recent offense estimates are trending down. According to CRE market data from WDSuite, neighborhood rent-to-income dynamics point to some affordability pressure, suggesting that disciplined renewals and unit-level positioning will be key to sustaining performance.
- 2011 vintage offers competitive positioning versus older neighborhood stock, with manageable capital planning as systems age.
- High neighborhood occupancy and larger 3-mile renter pool support leasing stability and retention.
- Strong access to groceries, pharmacies, parks, and restaurants enhances livability and renewal prospects.
- Elevated ownership costs locally sustain rental demand and can support pricing power for well-run assets.
- Risks: metro-relative crime rank, lower school ratings, and rent-to-income pressure call for prudent leasing and resident experience strategies.