| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 17th | Poor |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2080 Lafontaine Ave, Bronx, NY, 10457, US |
| Region / Metro | Bronx |
| Year of Construction | 2003 |
| Units | 74 |
| Transaction Date | 1997-09-02 |
| Transaction Price | $125,000 |
| Buyer | THE BARRINGTON TRAVEL GROUP INC |
| Seller | PROCIDA REALTY & CONSTRUCTION CORP |
2080 Lafontaine Ave Bronx Multifamily Opportunity
Renter concentration and amenity density in the Urban Core support durable leasing, according to WDSuite’s CRE market data, with this 2004 asset positioned newer than much of the local stock.
This Urban Core location in the Bronx offers everyday convenience with strong amenity access. Neighborhood data indicate very high concentrations of groceries, restaurants, parks, and pharmacies (top national percentiles), which helps underpin renter retention and supports day-to-day livability for workforce tenants. School quality in the area trends weaker on average, which investors may weigh when targeting family-oriented leasing strategies.
The surrounding neighborhood s occupancy is in the upper national half, and renter concentration is among the highest nationally. For investors, this deep base of renter-occupied housing units signals consistent demand for multifamily product and supports leasing stability through cycles. Median contract rents have grown over the last five years at the neighborhood level, while home values are elevated relative to local incomes—conditions that typically sustain reliance on rental housing rather than ownership, bolstering tenant depth.
Demographic statistics aggregated within a 3-mile radius show households increasing over the last five years even as average household size declined, expanding the potential renter pool without requiring outsized in-migration. Forward-looking projections point to additional household growth and higher median incomes alongside further rent gains, which would expand the tenant base and support occupancy stability if realized.
With a neighborhood average construction year near the early 1960s, the 2004 vintage here is newer than much of the nearby stock. That positioning can aid leasing versus older properties, though investors should still plan for ongoing modernization and systems updates as the asset moves further past its second decade.
Safety metrics trend below national averages, and the neighborhood sits near the metro midpoint—leaning slightly toward higher crime than the median among 889 New York Jersey City White Plains neighborhoods. Recent data show year-over-year declines in both violent and property offense estimates, which indicates improving directionality even as the area remains comparatively weaker on national safety percentiles.
Proximity to major Manhattan and Queens employment nodes supports commuter demand, with nearby employers in technology services, media, and corporate headquarters that can reinforce leasing and retention. The list below reflects notable employers within approximately 6 8 miles of the property: Cognizant, Cognizant Technology Solutions, Disney ABC Television Group, Loews, and Ralph Lauren.
- Cognizant — technology services (6.2 miles)
- Cognizant Technology Solutions — technology services (6.2 miles) — HQ
- Disney ABC Television Group — media (7.0 miles)
- Loews — diversified holding company (7.2 miles) — HQ
- Ralph Lauren — apparel & lifestyle (7.2 miles) — HQ
Built in 2004 with 74 units, this property competes as a comparatively newer option in a neighborhood dominated by older stock, offering a path to capture demand from renters prioritizing functional layouts and reliability while budgeting for targeted modernization. The surrounding area shows upper-half national occupancy and exceptionally high renter concentration, which supports a stable tenant base and steady leasing. Elevated ownership costs versus local incomes further reinforce reliance on rental housing, while 3-mile trends point to household growth and smaller household sizes that can broaden the renter pool.
According to CRE market data from WDSuite, amenity density (groceries, restaurants, parks, pharmacies) is a relative strength for this location, complementing workforce demand drivers tied to nearby employment cores. Key considerations include below-median safety standing and rent-to-income pressure, warranting attentive leasing and renewal strategies and prudent capital planning for mid-life building systems.
- 2004 vintage offers competitive positioning versus older neighborhood stock, with value-add via modernization.
- Upper-half national occupancy and very high renter concentration support demand depth and leasing stability.
- Amenity-rich Urban Core location enhances retention; strong access to daily needs benefits workforce renters.
- Household growth and smaller household sizes within 3 miles expand the potential tenant base over time.
- Risks: below-national safety metrics and rent-to-income pressure call for focused leasing, renewals, and expense control.