| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 56th | Good |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10 Haley Ln, Buffalo, NY, 14227, US |
| Region / Metro | Buffalo |
| Year of Construction | 1998 |
| Units | 112 |
| Transaction Date | 2008-01-31 |
| Transaction Price | $8,319,530 |
| Buyer | KQ BELL TOWERS OF ERIE LLC |
| Seller | FRENCH ROAD COMMONS LP |
10 Haley Ln, Buffalo NY Multifamily Investment
Neighborhood occupancy has been strong and broadly stable, supporting income durability at this 112-unit asset, according to WDSuite’s CRE market data. In an inner-suburb location with steady renter demand, the property benefits from proximity to daily needs and major employers.
Located in an Inner Suburb of the Buffalo–Cheektowaga metro, the neighborhood carries an A- rating and sits above the metro median overall among 301 tracked neighborhoods. Amenity access is a strength: cafes and grocery options are competitive among Buffalo–Cheektowaga neighborhoods and land in the upper national percentiles, which supports daily convenience for residents and leasing appeal. Park access is also comparatively strong, adding to livability for long-term renters.
By contrast, neighborhood data point to thinner coverage for certain family-serving services (notably childcare and pharmacies). For multifamily owners, this mix suggests strong day-to-day convenience but a need to calibrate marketing toward renters prioritizing commute efficiency and general retail access rather than specialized services.
On housing performance, neighborhood occupancy is high and competitive within the metro, with WDSuite’s CRE market data placing it in the top decile nationally, a favorable signal for cash flow stability. The share of renter-occupied housing units is above the national midpoint, indicating a meaningful tenant base that can support leasing velocity and renewals.
Affordability dynamics are supportive for retention. Neighborhood rent-to-income sits in a favorable national percentile, and median contract rents track near national midranges, suggesting manageable affordability pressure in this submarket. Home values are lower than many U.S. areas, which can introduce some competition from ownership options; however, that same context can help sustain renter retention for residents who still prioritize flexibility or who favor multifamily amenities over entry-level ownership.
Within a 3-mile radius, recent data show modest softening in population and household counts historically, but forward views indicate potential growth in both population and households by the five-year outlook. For investors, a projected increase in households implies a larger renter pool and support for occupancy, while slightly smaller average household size may favor 1–2 bedroom product over time.
Vintage and positioning: Built in 1998, the property is newer than the neighborhood’s average vintage from the late 1960s. That relative youth improves competitive positioning versus older stock, though investors should still plan for system updates and selective renovations to maintain appeal and optimize rents.
Neighborhood-level crime metrics were not available in WDSuite for this area at the time of publication. Investors typically compare submarket and citywide trend reports and coordinate with local property management for on-the-ground perspective. Standard diligence steps—reviewing recent trend data, visiting at multiple times of day, and consulting public safety resources—remain advisable.
Proximity to a diversified base of corporate offices underpins renter demand and commute convenience, with nearby roles spanning healthcare distribution, banking, logistics, and managed care.
- McKesson — healthcare distribution (1.4 miles)
- M&T Bank Corp. — banking & corporate services (8.0 miles) — HQ
- FedEx Trade Networks — logistics & trade services (10.3 miles)
- UnitedHealth Group — managed care & services (11.4 miles)
- Thermo Fisher Scientifc — life sciences offices (16.6 miles)
10 Haley Ln is a 112-unit, 1998-vintage community in an inner-suburb location where neighborhood occupancy trends are strong and renter-occupied share is solid. Relative to older local stock, the vintage offers competitive positioning, while selective modernization can capture value-add upside. Amenity access (parks, cafes, groceries) is a leasing positive, and the nearby employment base supports steady demand and retention.
According to commercial real estate analysis from WDSuite, the neighborhood’s rent-to-income profile is favorable and median rents track near national midranges, supporting stability rather than dependence on outsized rent growth. Home values are comparatively moderate for the region, which can create some competition from ownership, but the forecasted increase in households within a 3-mile radius points to a larger tenant base that can sustain occupancy and absorption over the medium term.
- Strong neighborhood occupancy and a meaningful renter-occupied base support cash flow stability.
- 1998 vintage is newer than area averages, with potential to enhance returns via targeted updates.
- Amenity access and proximity to major employers underpin leasing demand and retention.
- Favorable rent-to-income dynamics support renewals and manageable affordability pressure.
- Risks: some competition from ownership options and thinner coverage for childcare/pharmacies; monitor demographics and adjust unit mix and marketing accordingly.