| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 71st | Best |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10 Birchwood Ave, Buffalo, NY, 14224, US |
| Region / Metro | Buffalo |
| Year of Construction | 1974 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10 Birchwood Ave Buffalo Multifamily Investment
Neighborhood occupancy near 94.6% and a sizable renter-occupied share signal durable demand and leasing stability, according to WDSuite’s CRE market data.
Situated in Buffalo’s inner suburb fabric, the area posts an A- neighborhood rating and ranks 56th of 301 across the Buffalo-Cheektowaga metro—competitive among Buffalo-Cheektowaga neighborhoods. Occupancy for the neighborhood is 94.6%, with a five-year uptick, which generally supports income stability for multifamily investors.
Amenities skew practical rather than lifestyle-centric. Grocery and pharmacy access track above many peer areas (national percentiles around the 70s and 80s), and childcare availability is comparatively strong. By contrast, parks and cafes are limited within the immediate neighborhood. For investors, this mix tends to favor day-to-day convenience and workforce renters, while entertainment-driven appeal may rely on short drives to adjacent corridors.
Household incomes sit around the metro median (rank 146 of 301, above metro median), while the neighborhood’s rent-to-income ratio of roughly 0.17 suggests manageable affordability pressure that can aid retention and reduce turnover risk. Neighborhood rents have grown over the last five years, and median home values remain on the lower side relative to national benchmarks, which can create some competition from ownership but also sustains steady rental demand at attainable price points.
Within a 3-mile radius, demographics indicate modest population softness in recent years but projections point to increases in both population and households by 2028. A larger household base alongside rising incomes in the radius would expand the local renter pool and support occupancy stability over the medium term, based on CRE market data from WDSuite.
Comparable crime benchmarks for this specific neighborhood are not available in WDSuite’s current release. Investors typically contextualize safety by comparing neighborhood trends to city and county data, reviewing multi-year trajectories, and aligning insurance and security planning with property operations.
Given the inner suburb context, owners often pair standard lighting, access controls, and resident engagement with periodic reviews of public sources to monitor shifts over time. This approach helps maintain leasing stability without overreliance on block-level readings.
Proximity to major employers underpins renter demand and commute convenience, led by McKesson, M&T Bank Corp. (HQ), FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (1.8 miles)
- M&T Bank Corp. — banking & financial services (6.4 miles) — HQ
- FedEx Trade Networks — logistics & trade services (9.4 miles)
- UnitedHealth Group — healthcare services (11.7 miles)
- Thermo Fisher Scientifc — life sciences (16.2 miles)
The immediate neighborhood shows competitive positioning within the Buffalo-Cheektowaga metro and sustained renter demand, with occupancy around 94.6% and a renter-occupied share near mid-40s. Practical amenities (grocery, pharmacy, childcare) and workforce access support day-to-day livability, while limited parks and cafes may modestly temper lifestyle appeal. Median home values are comparatively lower versus national norms, which can introduce ownership competition, yet the neighborhood’s rent-to-income ratio points to manageable affordability pressure that supports retention.
Within a 3-mile radius, projections call for increases in households by 2028, signaling a larger tenant base and potential leasing durability. According to CRE market data from WDSuite, the neighborhood’s recent occupancy stability and improving demographic outlook position the asset for steady performance, provided owners calibrate pricing and capital plans to local affordability and amenity expectations.
- Competitive metro ranking with A- neighborhood rating supports screening confidence
- Occupancy near 94.6% and strong renter-occupied share underpin income stability
- Practical amenity access (grocery/pharmacy/childcare) aligns with workforce renter demand
- 3-mile projections indicate household growth by 2028, expanding the renter pool
- Risk: Lower home values may create ownership competition; limited parks/cafes could temper lifestyle-driven absorption