| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 51st | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 97 Creekside Dr, Amherst, NY, 14228, US |
| Region / Metro | Amherst |
| Year of Construction | 1972 |
| Units | 34 |
| Transaction Date | 2022-10-17 |
| Transaction Price | $10,225,000 |
| Buyer | OA MULTI FAMILY MGMT HOLDINGS I LLC |
| Seller | HEDSTROM MANOR ASSOCIATES LLC |
97 Creekside Dr, Amherst NY Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-median occupancy for the Buffalo-Cheektowaga metro, according to WDSuite s CRE market data. The submarket s renter concentration and service amenities support leasing durability for a well-positioned 34-unit asset.
The property sits in an Inner Suburb location within the Buffalo-Cheektowaga, NY metro where neighborhood-rated amenities and daily needs are accessible. Amenity performance ranks 18 out of 301 metro neighborhoods (competitive among Buffalo-Cheektowaga neighborhoods), with groceries and parks scoring in the low-80s national percentiles, indicating a convenient retail and recreation mix that helps with resident retention.
Occupancy in the neighborhood is reported at 96.1% and ranks 105 of 301 (competitive among Buffalo-Cheektowaga neighborhoods) and in the 78th percentile nationally, suggesting stable leasing dynamics relative to both the metro and the U.S. According to CRE market data from WDSuite, the neighborhood s renter-occupied share is 41.4% (ranked 73 of 301; 81st percentile nationally), indicating a deep tenant base supportive of multifamily absorption and renewals.
Within a 3-mile radius, population has grown in recent years with households also increasing, and forecasts point to further population and household expansion over the next five years. This trend supports a larger tenant base and helps underpin occupancy stability, even as average household size edges lower a common suburban pattern that can reinforce demand for professionally managed rental units.
Construction year for the asset is 1972, a bit older than the neighborhood s average vintage (1978), which implies thoughtful capital planning and potential value-add through modernization. Home values in the neighborhood cluster around the mid-$200,000s, and a rent-to-income ratio near 0.16 suggests manageable renter affordability a backdrop that can aid lease retention while allowing measured rent growth management.
Neighborhood-level crime benchmarking is not available in WDSuite for this area at this time. Investors typically compare site-level security practices and broader township or county trends to the metro context to gauge relative safety and its potential influence on leasing and retention.
Nearby corporate offices strengthen the local employment base and sustain renter demand through commute convenience, led by healthcare, logistics, life sciences, banking, and distribution employers listed below.
- UnitedHealth Group d healthcare services (3.2 miles)
- FedEx Trade Networks d logistics (5.6 miles)
- Thermo Fisher Scientifc d life sciences offices (7.8 miles)
- M&T Bank Corp. d banking & corporate offices (10.2 miles) d HQ
- McKesson d healthcare distribution (13.4 miles)
97 Creekside Dr offers a 34-unit footprint in an Inner Suburb location where neighborhood occupancy trends are competitive versus the Buffalo-Cheektowaga metro and above national medians, per commercial real estate analysis from WDSuite. The surrounding area shows growing households within a 3-mile radius and a renter-occupied share that sits high for the metro, supporting a durable tenant base. With a reported rent-to-income ratio near 0.16, revenue management can prioritize retention while still allowing for measured pricing decisions.
Built in 1972, the asset is slightly older than the neighborhood s average vintage, which points to potential value-add through targeted renovations and system updates. Amenity access and proximity to diversified employers further support occupancy stability and leasing velocity through typical cycles.
- Competitive neighborhood occupancy and solid national standing support leasing stability
- Renter-occupied share and 3-mile household growth indicate a deepening tenant base
- 1972 vintage suggests value-add potential via interior upgrades and building systems
- Diversified nearby employers bolster commute convenience and resident retention
- Risks: older systems may require capex; measured rent growth needed to preserve retention