BMIE Market 10535

Westchester County, New York · ZCTA boundaries as of 2020

Profile

Population (current estimate)	392 2020–2024 ACS 5-year estimate ±198 · American Community Survey 5-Year Estimates · ACS 5-Year 2024 (2020-2024) ZCTA · B01003_001E · on 2020 boundaries · retrieved 2026-09-05
Households	229 2020–2024 ACS 5-year estimate ±110 · American Community Survey 5-Year Estimates · ACS 5-Year 2024 (2020-2024) ZCTA · B11001_001E · on 2020 boundaries · retrieved 2026-09-05
Population, 2010 Census count	555 2010 Census count · Decennial Census · Census Gazetteer ZCTA 2010 · POP10 · on 2010 boundaries · retrieved 2026-09-04
Housing units	239 2010 Census count · Decennial Census · Census Gazetteer ZCTA 2010 · HU10 · on 2010 boundaries · retrieved 2026-09-04
Median household income	$66,189 2020–2024 ACS 5-year estimate ±61,327 · American Community Survey 5-Year Estimates · ACS 5-Year 2024 (2020-2024) ZCTA · B19013_001E · on 2020 boundaries · retrieved 2026-09-05
Median age	54.4 2020–2024 ACS 5-year estimate ±10 · American Community Survey 5-Year Estimates · ACS 5-Year 2024 (2020-2024) ZCTA · B01002_001E · on 2020 boundaries · retrieved 2026-09-05
Median gross rent	$1,898 2020–2024 ACS 5-year estimate ±235 · American Community Survey 5-Year Estimates · ACS 5-Year 2024 (2020-2024) ZCTA · B25064_001E · on 2020 boundaries · retrieved 2026-09-05
Median home value	$333,300 2020–2024 ACS 5-year estimate ±164,990 · American Community Survey 5-Year Estimates · ACS 5-Year 2024 (2020-2024) ZCTA · B25077_001E · on 2020 boundaries · retrieved 2026-09-05
Land area	0.5 sq mi Census Gazetteer 2020
Restaurants	11 2023 · U.S. Census Bureau, ZIP Code Business Patterns 2023 detail (NAICS2022) · by USPS ZIP 10535
Restaurants per 10,000 residents	126.1 DERIVED: 2010 restaurants (ZIP) ÷ 2010 Census population (ZCTA) · different years, stated as such
Restaurant growth, 5-year	+0.0% DERIVED: 2018 → 2023, ZIP Code Business Patterns restaurants
Restaurant growth, 10-year	+22.2% DERIVED: 2013 → 2023, ZIP Code Business Patterns restaurants
Restaurant growth, 20-year	+83.3% DERIVED: 2003 → 2023, ZIP Code Business Patterns restaurants
Restaurant growth, Longest on file	+120.0% DERIVED: 1994 → 2023, ZIP Code Business Patterns restaurants
Projected restaurants, 2028	11 (range 8–13) FORECAST · linear trend v1 fitted to 2013–2023 (11 points, +0.1 per year, r² 0.21) · 80% range · confidence Low · momentum, not a guarantee
Projected population, 5 years ahead	Needs more ACS years on file
BMIE Market Score	38 / 100 MODELED · bmie_market_score v1 · confidence High · why?
Consumer Market Score	28 / 100 MODELED · consumer_market_score v1 · confidence High · why?
Restaurant Opportunity Score	35 / 100 MODELED · restaurant_opportunity_score v1 · confidence High · why?
Market Momentum Score	56 / 100 MODELED · market_momentum_score v1 · confidence High · why?

Map

Boundary: U.S. Census Bureau cartographic file, 1:500k, 2020 vintage. Basemap © OpenStreetMap contributors.

Trends

Historical lines are published counts. Dashed lines are derived: a least-squares trend through the last decade, extended as a FORECAST with its 80% range. Momentum, not a guarantee.

Restaurants by year, with trend and projection

ZIP Code Business Patterns, USPS ZIP 10535. Projection: linear trend v1, fitted 2013–2023, +0.1 restaurants per year, r² 0.21, confidence Low.

Growth index (first year on file = 100)

Each category relative to its own first published count. Full/limited split is unavailable under SIC (before 1998).

Mix of the food-service market

Share of all food-service establishments. "Other" = snack bars, caterers, contractors, mobile.

Population and restaurants per 10,000 residents

Population points: 2010 Census count and ACS 5-year estimates on file (more vintages load over time). Density uses the population point within two years of each restaurant count. Population projection appears once three or more ACS years are loaded.

Restaurant growth vs. New York and U.S. averages

Averages are the mean growth across all ZCTAs with the figure (state n = 1,510, U.S. n = 24,852). DERIVED from ZIP Code Business Patterns.

Why these scores?

Each score is a weighted average of national percentile ranks (0 = lowest of all ZCTAs with that figure, 100 = highest). Weights are set in the model registry, not in code, and every score carries its model version.

BMIE Market Score: 38 (High confidence)

Component	Value	Rank	Weight	Adds
Consumer Market Score	28.4	28	40%	+11.4
Restaurant Opportunity Score	34.9	35	35%	+12.2
Market Momentum Score	55.9	56	25%	+14.0

Health index, advertising, whitespace, competition and risk components join in later versions.

Consumer Market Score: 28 (High confidence)

Component	Value	Rank	Weight	Adds
Population (ACS)	392	18	40%	+7.3
Median household income (ACS)	66,189	41	40%	+16.3
Households (ACS)	229	24	20%	+4.8

Percentile-rank composite. No spending model yet: income and size stand in for spending capacity.

Restaurant Opportunity Score: 35 (High confidence)

Component	Value	Rank	Weight	Adds
10-year restaurant growth	22.2	65	35%	+22.8
Restaurants per 10,000 residents (lower = more room)	280.6	1	25%	+0.3
Population (ACS)	392	18	20%	+3.6
Median household income (ACS)	66,189	41	20%	+8.2

Whitespace, competition and demand signals are not yet available; this version uses growth, density, size and income only.

Market Momentum Score: 56 (High confidence)

Component	Value	Rank	Weight	Adds
5-year restaurant growth	0	42	50%	+20.9
10-year restaurant growth	22.2	65	30%	+19.5
20-year restaurant growth	83.3	78	20%	+15.6

Restaurant-count growth only until population and income growth series exist.

A high score is a statistical position among all U.S. ZCTAs, not a prediction that a restaurant will succeed.

Restaurants on file (17)

By cuisine

Sandwiches 4 · Coffee 3 · American 2 · Breakfast 2 · Dessert 2 · Italian 2 · Juice / smoothies 2 · Pizza 2 · Asian 1 · Bakery 1 · Caribbean 1 · Chinese 1 · Healthy / salads / bowls 1 · Ice cream / frozen desserts 1 · Latin American (other) 1 · Spanish / tapas 1

By type

Restaurant (service type not stated) 9 · Specialty food shop 4 · Quick service 4 · Bakery 2 · Café 2 · Coffee shop 2 · Dessert 2 · Juice, smoothie, tea 2 · Bar 1 · Casual dining 1

Name	Type	Cuisine	Address	Status
A and S Pork Store and Fine Foods	Specialty food shop · Quick service	Sandwiches	3665 Hill Blvd	open
A&S Pork Store JV	Specialty food shop · Quick service	Sandwiches	3689 Hill Blvd	open
Carvel Carvel Ice Cream	Dessert	Ice cream / frozen desserts · Dessert	3643 Hill Blvd	open
CG Cafe & Roastery (Common Grounds)	Coffee shop · Café	Coffee · Breakfast	3677 Hill Blvd	open
Dunkin' Dunkin'	Bakery · Juice, smoothie, tea · Dessert · Coffee shop	Dessert · Juice / smoothies · Coffee	3663 Lee Rd	open
Frankie & Augie'z	Restaurant (service type not stated)	Italian · Pizza	3673 Hill Blvd	open
Gigi Pizza & Wedges	Restaurant (service type not stated)	Pizza · Italian	3657 Lee Rd	open
Golden House	Restaurant (service type not stated)	Chinese · Asian	3639 Hill Blvd	open
Hill Blvd Diner	Casual dining · Restaurant (service type not stated)	American	3665 Hill Blvd	open
IHOP IHOP	Restaurant (service type not stated)	Breakfast · American	3631 Hill Blvd	open
Izla	Restaurant (service type not stated)	Caribbean · Spanish / tapas · Latin American (other)	3635 Hill Blvd	open
JV Hot Bagels	Bakery · Restaurant (service type not stated)	Bakery	3565 Lee Rd	open
Lakeside Gardens	Bar		399 E Main St	open
Millob Inc	Restaurant (service type not stated)		3661 Lee Rd	open
Shimmy's Acai	Juice, smoothie, tea · Café	Juice / smoothies · Healthy / salads / bowls · Coffee	3633 Hill Blvd	open
Subway	Quick service · Restaurant (service type not stated) · Specialty food shop	Sandwiches	3661 Lee Road, Store #2	open
Valley Market	Specialty food shop · Quick service	Sandwiches	400 E Main St	open

Listings: Overture Maps Places (CDLA-Permissive-2.0), matched into the BMIE restaurant master. Census establishment counts and listing counts differ by definition (Census counts employer establishments in the reference week; listings are places currently mapped).

Restaurant establishments over time

Year	All food service	Restaurants	Full-service	Limited-service	Snack & beverage	Bars	Industry codes
1994	6	5	—	—	—	1	SIC1987
1995	6	5	—	—	—	1	SIC1987
1996	9	8	—	—	—	1	SIC1987
1997	8	7	—	—	—	1	SIC1987
1998	8	6	1	3	2	1	NAICS1997
1999	5	3	1	1	1	1	NAICS1997
2000	4	2	1	1	—	1	NAICS1997
2001	5	3	2	1	—	1	NAICS1997
2002	5	3	2	1	—	1	NAICS1997
2003	8	6	2	2	2	1	NAICS2002
2004	5	4	2	1	1	—	NAICS2002
2005	5	4	2	1	1	—	NAICS2002
2006	5	4	2	1	1	—	NAICS2002
2007	6	5	3	1	1	—	NAICS2002
2008	8	7	2	4	1	—	NAICS2007
2009	9	8	2	4	2	—	NAICS2007
2010	8	7	2	3	2	—	NAICS2007
2011	8	7	2	3	2	—	NAICS2007
2012	11	10	4	3	3	—	NAICS2012
2013	10	9	3	3	3	—	NAICS2012
2014	11	10	3	3	4	—	NAICS2012
2015	12	11	4	3	4	—	NAICS2012
2016	10	8	2	2	4	—	NAICS2012
2017	10	9	—	5	—	—	NAICS2017
2018	12	11	3	6	—	—	NAICS2017
2019	12	11	3	6	—	—	NAICS2017
2020	11	10	3	5	—	—	NAICS2017
2021	12	11	3	6	—	—	NAICS2017
2022	11	10	4	4	—	—	NAICS2022
2023	11	11	4	4	3	—	NAICS2022

U.S. Census Bureau, ZIP Code Business Patterns, by USPS ZIP 10535. Categories are BMIE roll-ups of the published SIC/NAICS codes (full vs limited service is not split under SIC). More years load in stages.

Nearby markets (within 5 miles)

ZCTA	Distance	Restaurants	Year
10527	1.6 mi	2	2016
10588	1.8 mi	8	2023
10505	2.4 mi	11	2023
10542	2.9 mi	1	2016
10547	3.1 mi	33	2023
10501	3.3 mi	1	2013
10540	3.5 mi	1	2016
10598	3.6 mi	53	2023
10541	3.9 mi	53	2023
10517	4.3 mi	1	1997
10537	4.6 mi	1	2015
10579	4.8 mi	4	2023

Distance is centroid to centroid (Census Gazetteer). Restaurants: latest ZBP year on file for that ZIP.