| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 59th | Good |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 48 Lewis Rd, Akron, NY, 14001, US |
| Region / Metro | Akron |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
48 Lewis Rd Akron NY 20-Unit Multifamily
Neighborhood occupancy around the property has been steady and above the metro median, supporting renter demand, according to CRE market data from WDSuite. A higher renter-occupied share in the surrounding area further indicates a durable tenant base, though investors should underwrite lease-up and retention to local fundamentals rather than headlines.
The property is located in Akron within the Buffalo-Cheektowaga metro, in a neighborhood rated B and ranked 117 of 301 — competitive among Buffalo-Cheektowaga neighborhoods. Neighborhood occupancy is above the metro median (ranked 144 of 301), which supports income stability for well-managed multifamily. Renter-occupied housing accounts for a comparatively high share locally (top quartile nationally), signaling depth in the tenant pool for smaller assets.
Livability is balanced by solid school options and everyday services. The average school rating sits in the top quartile nationally, a positive for long-term family demand. Parks and childcare access compare favorably to U.S. norms, while restaurants are near the national middle; however, cafes and pharmacies are thinner, so residents rely on broader trade areas for select conveniences.
The building’s 1972 vintage is newer than much of the local housing stock (the area skews older), which can be a competitive advantage versus pre-war assets. Investors should still plan for targeted modernization and systems upgrades typical for 1970s construction to support rent attainment and reduce near-term capex uncertainty.
Within a 3-mile radius, demographics show relatively steady population with modest household growth in recent years and projections calling for additional household gains by 2028. A growing household count at smaller average household sizes points to an expanding renter base, which can support occupancy stability. Median home values in the neighborhood are below many coastal markets, and rent-to-income levels are moderate, suggesting manageable affordability pressure; this can aid retention, though it may temper outsized pricing power compared with higher-cost metros.
Comparable crime data for this neighborhood is not available in the current WDSuite release. Investors typically benchmark neighborhood safety against metro and county trends as updated data becomes available, and should pair that with on-the-ground diligence such as daytime and evening site visits and discussions with local property managers.
- McKesson — healthcare distribution (16.8 miles)
- UnitedHealth Group — healthcare & insurance services (18.1 miles)
- FedEx Trade Networks — logistics & trade facilitation (20.7 miles)
- M&T Bank Corp. — banking & financial services (20.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (23.6 miles)
Nearby corporate employers support local renter demand and commute convenience, including McKesson, UnitedHealth Group, FedEx Trade Networks, M&T Bank Corp., and Thermo Fisher Scientific.
48 Lewis Rd offers small-scale multifamily exposure in a neighborhood that is competitive within the Buffalo-Cheektowaga metro, with occupancy above the metro median and a renter concentration that helps sustain leasing velocity. According to CRE market data from WDSuite, local schools rank well nationally and everyday amenities are serviceable, which supports family-oriented demand and tenant retention for stabilized assets.
Constructed in 1972, the asset is newer than much of the surrounding housing stock, positioning it competitively versus pre-war alternatives while leaving room for targeted modernization to enhance rent positioning. Within a 3-mile radius, households have been edging higher and are projected to continue rising by 2028, expanding the tenant base and supporting occupancy stability. Investors should balance these strengths against a lower neighborhood income profile and thinner café/pharmacy density, which may limit premium rent growth and necessitate pragmatic rent-setting and asset management.
- Neighborhood occupancy above metro median supports income stability
- 1972 vintage is newer than local stock; targeted upgrades can drive competitiveness
- 3-mile household growth and smaller household sizes expand renter base
- Strong school ratings bolster family demand and lease retention
- Risks: thinner café/pharmacy coverage and lower neighborhood incomes may temper pricing power