| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 61st | Good |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13155 Park St, Alden, NY, 14004, US |
| Region / Metro | Alden |
| Year of Construction | 1996 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13155 Park St Alden NY Multifamily Investment
Built in 1996 and set within a stable, renter-supported neighborhood, this 64-unit asset benefits from steady occupancy and relatively low rent-to-income pressure, according to WDSuite’s CRE market data. Newer construction versus much of the local housing stock supports competitive positioning with pragmatic capital planning.
The property sits in a Rural neighborhood that is competitive among Buffalo-Cheektowaga neighborhoods (ranked 95 of 301). Occupancy in the neighborhood has held strong, with levels indicating resilience that can support leasing stability for workforce-oriented product. Median contract rents in the area are modest, reinforcing a value proposition that can aid retention without sacrificing disciplined revenue management.
Day-to-day convenience is a relative strength: grocery, parks, and pharmacies score in the top quartile nationally, while restaurants are above national averages. Café and childcare density is limited, which suggests residents rely more on nearby towns for certain lifestyle services, a consideration for marketing and amenity programming.
Schools post an average rating that sits above the national median, which can broaden the renter audience for larger units. The neighborhood skews more owner-occupied, with roughly one-third of housing units renter-occupied; for investors, that indicates a smaller but stable tenant base rather than transient demand. Ownership costs are moderate for the region, which can introduce some competition from entry-level ownership, but the local rent-to-income profile (high national percentile) supports lease retention and measured pricing power.
Within a 3-mile radius, demographics show recent population growth and a slight increase in household counts, expanding the potential renter pool. Projections point to additional household growth alongside smaller average household sizes, trends that typically support demand for rental housing and help sustain occupancy, based on CRE market data from WDSuite.
Comparable neighborhood crime rankings were not available from WDSuite for this period. Investors typically benchmark area safety using multiple sources and trends over time at the town and county level to contextualize risk and leasing strategy.
Proximity to regional employers supports renter demand and commute convenience, particularly for healthcare, finance, logistics, and life sciences workers referenced below.
- McKesson — healthcare distribution (12.4 miles)
- M&T Bank Corp. — banking (19.1 miles) — HQ
- UnitedHealth Group — managed care (19.5 miles)
- FedEx Trade Networks — logistics (20.6 miles)
- Thermo Fisher Scientifc — life sciences (25.4 miles)
This 1996-vintage, 64-unit asset offers relative competitiveness versus an area housing stock that skews older, supporting durable appeal with thoughtful modernization where needed (common areas, systems, and finishes). Neighborhood occupancy trends sit above national medians, and rent-to-income levels indicate manageable affordability pressure — a combination that can underpin steady leasing and retention, according to CRE market data from WDSuite.
Demand is supported by everyday retail access (grocery, parks, pharmacy strength) and access to diverse regional employers within roughly 12–25 miles. The submarket’s more owner-leaning tenure mix implies a focused but stable renter pool; investors should calibrate leasing strategy to compete with entry-level ownership while leveraging the property’s newer construction and practical location fundamentals.
- Newer 1996 construction versus older local stock supports competitive positioning and reduces near-term structural risk.
- Strong neighborhood occupancy and favorable rent-to-income dynamics support retention and lease stability.
- Convenient access to grocery, parks, pharmacies and regional employers within 12–25 miles underpins everyday livability and tenant demand.
- Renter base is smaller in an owner-leaning area; competitive positioning and targeted marketing are important to sustain velocity.
- Potential competition from accessible ownership options suggests disciplined pricing and amenity upgrades may be needed over time.