| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 39th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 675 Skinnersville Rd, Amherst, NY, 14228, US |
| Region / Metro | Amherst |
| Year of Construction | 2004 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
675 Skinnersville Rd Amherst Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with a sizable renter-occupied share supporting leasing stability in Amherst.
Location, livability, and renter demand drivers
The property sits in an Inner Suburb of the Buffalo-Cheektowaga metro that is rated A and ranks 39 out of 301 metro neighborhoods, placing it in the top quartile locally. Amenity access is a relative strength (ranked 15 of 301), with restaurants, pharmacies, parks, and cafes comparing favorably to national norms. Average school ratings in the area are around 3.0 out of 5 and trend above the national median, offering a baseline of family-friendly services without being a premium school cluster.
Multifamily performance indicators are constructive: the neighborhood’s occupancy is high and above national medians, and the share of housing units that are renter-occupied is elevated, indicating a deeper tenant base and support for lease-up and retention. Median contract rents have risen over the past five years, consistent with steady demand in comparable Buffalo-Cheektowaga submarkets, while remaining within a range that sustains broad renter pools.
The 2004 construction year is newer than the neighborhood’s average vintage (early 1980s). For investors, this typically means comparatively fewer near-term capital items than older stock and potential to compete on unit quality with light modernization rather than full systems overhauls.
Demographic statistics within a 3-mile radius show population and household growth in recent years, and households are projected to increase further over the next five years. A rising share of higher-income households alongside smaller average household sizes suggests a growing pool of renters by choice and continued depth for professionally managed apartments. In parallel, the area’s home values are relatively moderate for the region, which can introduce some competition from ownership; however, this also supports renewal decisions for renters seeking convenience and flexibility.
Safety context and trend signals
Relative to the Buffalo-Cheektowaga metro, this neighborhood’s crime rank is 19 out of 301, indicating crime levels higher than the metro average. Nationally, however, safety metrics sit above the median, placing the area in the upper half of neighborhoods across the country.
Recent trend data is constructive: estimated violent offense rates declined notably over the last year, and property offense rates also moved lower. For investors, this mix suggests monitoring local trends and property-level security practices while recognizing that recent momentum has been favorable.
Nearby employers span healthcare, logistics, scientific services, and financial services, supporting a diversified renter base and convenient commutes for workforce and professional tenants. The list below highlights UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientifc, M&T Bank Corp., and McKesson.
- UnitedHealth Group — healthcare services (3.3 miles)
- FedEx Trade Networks — logistics (6.0 miles)
- Thermo Fisher Scientifc — scientific services (8.8 miles)
- M&T Bank Corp. — financial services (9.3 miles) — HQ
- McKesson — healthcare distribution (11.9 miles)
Investment thesis
675 Skinnersville Rd benefits from strong neighborhood fundamentals: high occupancy, a substantial renter-occupied housing share, and amenity density that outperforms many peer areas in the Buffalo-Cheektowaga metro. The 2004 vintage is newer than the area’s early-1980s average, positioning the asset to compete effectively with targeted interior updates rather than heavy system replacements. According to CRE market data from WDSuite, local occupancy trends remain above national medians, reinforcing the case for stable leasing.
Within a 3-mile radius, recent population and household growth—and projections for further household expansion—point to a larger tenant base and support ongoing demand for rental units. While homeownership remains relatively accessible in the broader area, diversified nearby employment and convenience-oriented living should help sustain renter reliance on multifamily, with affordability management and renewal strategy as key levers for retention.
- High neighborhood occupancy and elevated renter-occupied share support leasing stability
- 2004 vintage outcompetes older local stock; value-add via light renovations
- Diversified nearby employers underpin demand across workforce and professional renters
- Growing 3-mile household counts expand the renter pool and support occupancy
- Risks: crime higher than metro average and affordability pressure require active management