by Michelle Mullen

A study presented during an April full board meeting of Bronx Community Board 8 is shedding light on the changing commercial landscape across greater Riverdale.

The report was conducted by Kahdija Jabbi, a Community Planning Fellow and Baruch College MPA candidate. It examined retail composition, development patterns and commercial vacancies across Community District 8, which includes Riverdale, Kingsbridge, Marble Hill, Kingsbridge Heights, Spuyten Duyvil and Fieldston.

Using field observations, interviews, focus groups and data from Live XYZ, Jabbi’s research found an overall storefront vacancy rate of about 6.9 percent across the district, though some corridors faced significantly greater challenges than others. Jabbi was unavailable for comment.

Constance Barnes-Watson, chair of Community Board 8’s Economic Development Committee, worked closely with Jabbi throughout the fellowship and said the study helped quantify issues community members had been discussing for years.

“One of the things that I know Kahdija talked about is what may seem to be a small number to somebody on one part or in one part of town could actually be a very large vacancy or have a larger impact to someone on another side of town,” Barnes-Watson said.

She said the study also revealed how differently residents experience commercial conditions depending on the neighborhood.

In Knolls Crescent, Jabbi documented low foot traffic, limited shopping alternatives and the absence of essential services like pharmacies and banks. Residents described the area as “desolate” and said they wanted more community-oriented spaces, including diners, urgent care facilities and gathering spaces.

Other corridors showed stronger commercial activity. Kingsbridge and University Avenues were identified as high foot traffic areas with strong transit access and a wide variety of businesses, though affordability concerns and vacancies remained ongoing issues.

Barnes-Watson said one major takeaway was the need for the community board to strengthen its own visibility and outreach.

“We also learned that, you know, as a community board, we should do more outreach,” she said. “A lot of folks are like, ‘Oh, we are part of the community board?’ especially when you go toward Lehman and Kingsbridge.”

Since the study began, members of the Economic Development Committee have increased efforts to walk commercial corridors, speak directly with business owners and distribute information about community board meetings and resources.

The report arrives as some sections of Riverdale are beginning to see renewed commercial activity.

In South Riverdale, tapas bar Tin Marin recently expanded into the neighboring storefront, effectively doubling its footprint, while nearby restaurant Bokagua also expanded over the past year. In North Riverdale, several eateries, salons and specialty businesses have opened in previously vacant storefronts, particularly around Mosholu Avenue and Riverdale Avenue.

Chintan Trivedi, a broker with Re/Max who specializes in commercial and residential real estate in the Bronx, said Riverdale Avenue has become one of the strongest retail corridors in the district.

He attributed that growth partly to newer restaurants that have drawn residents who previously traveled outside the neighborhood for dining and nightlife.

“People invested money in a restaurant like Tobalä and all of the restaurants, they brought in a different kind of culture, different kinds of patrons,” he said. “They don’t have to go to Manhattan to get a similar ambience or food and service.”

Trivedi also pointed to demographic changes and increasing demand from younger residents and families as drivers of growth in some corridors, particularly in North Riverdale.

At the same time, both Trivedi and Barnes-Watson said high commercial rents remain one of the biggest barriers facing local businesses.

“I think just in general, the cost to rent some of these places is so high,” Barnes-Watson said. “If you’re a small business just trying to get started, it’s going to be really hard to drop $10,000 a month.”

The two said construction projects, inflation and increasing operating costs have also strained many longtime businesses.

Trivedi added landlords often hesitate to offer lower rents and provide flexible leases, especially in corridors where businesses have struggled in the past. He pointed to the closure of Chili and Curry on Kappock Street, one of his clients, as an example of a business that faced mounting financial pressure despite significant investment.

The study ultimately recommended stronger small business outreach, increased collaboration with city agencies and support for proposed state legislation that would impose taxes on long-vacant storefronts.

If passed, Senate Bill S6804 and Assembly Bill A669 would create a commercial vacancy tax on storefronts left vacant for extended periods in cities with populations over one million, largely aimed at New York City. The measure is intended to discourage landlords from warehousing commercial spaces while neighborhoods struggle with empty storefronts and rising rents.

“We are glad to see that this is something now actually trying to move through legislation,” Barnes-Watson said.

She argued the proposal could create more pressure for landlords to negotiate with prospective tenants rather than leaving spaces empty indefinitely.

Trivedi said some longtime property owners view vacancies as less risky than repeatedly cycling through struggling businesses, particularly when they can offset losses against income from other properties.

“They’d rather wait for the right tenant who has deep pockets than keep turning spaces over again and again,” he said.

Both Barnes-Watson and Trivedi said they believe a vacancy tax could help push landlords to bring rents closer to market realities and make commercial corridors more accessible to independent businesses.

“We sometimes have to legislatively get involved,” Trivedi said. “You have to push landlords to come to the table and make deals with somebody.”

Despite the challenges outlined in the report, Trivedi believes parts of the northwest Bronx are beginning to evolve commercially.

“This will not go on forever — it will change, but it’s a slow change,” he said. “We’re on that cusp of transformation in awesome parts. I think when it turns around again, Riverdale will probably see the best light it deserves.”

Keywords

Riverdale storefront vacancies,

Bronx Community Board 8,

commercial vacancy study,

Riverdale businesses,

Kingsbridge retail,

Bronx small businesses,

commercial rents,

Riverdale Avenue,

Knolls Crescent,

storefront vacancy tax