Concourse-Concourse Village, The Bronx

The Concourse file pairs two facts that rarely travel together: a deeply prewar building stock and genuinely large room to build. On age, the neighborhood is classic western Bronx — 78% of recorded buildings predate 1940, the median dates to 1928, and the apartment-house classes dominate, with walk-up buildings at 42% of the stock and elevator buildings at 14%. On capacity, the records show 83% of lots carrying floor area beyond what stands, at a median residual of 1.8 FAR — matched only by Lower Manhattan among the neighborhoods profiled here, and produced by the opposite mechanism: districts drawn for apartment-belt density that the prewar builders, for all their ambition, did not exhaust.

The composition is an apartment neighborhood with working edges. By land use, multi-family walk-ups lead at 39% of lots, one- and two-family buildings hold 15%, and mixed residential-commercial buildings 11% — with 74% of lots residential overall, holding 29,258 recorded units across roughly 1,400 lots. The median building stands 3 stories with 6% of the stock above 6 floors, on lots whose spread tells its own story: 3,636 square feet at the median but 24,339 at the 90th percentile, the signature of full-block apartment buildings and institutional parcels among the rows.

Unusually for the prewar belt, the file also shows the capacity being used: 13% of recorded buildings date from 2000 or later — one of the higher recent-construction shares on these pages — against 5% from the postwar boom, a vintage gap that reflects the borough's mid-century disinvestment and its recent rebuilding in one pair of numbers. New buildings here are not displacing a boom generation; they are filling ground the boom skipped.

The risk ledger stays short: 3% of lots inside the mapped federal flood zone along the low edges, and 7% inside designated historic districts protecting the Grand Concourse's landmark blocks — enough to matter on the specific lots, not enough to define the neighborhood's rules. The recorded neighbors — Highbridge, Morrisania, Melrose, Mott Haven-Port Morris, Claremont, and Mount Eden — form the western Bronx's contiguous apartment fabric, each with its own profile. Every figure comes from NYC municipal records and federal mapping as of this page's date; the per-lot files carry the rest.