| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 43rd | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10 Manko Ln, Buffalo, NY, 14227, US |
| Region / Metro | Buffalo |
| Year of Construction | 1996 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10 Manko Ln, Buffalo NY Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Erie County supports consistent leasing and cash flow potential, according to WDSuite’s CRE market data. The property’s submarket depth and commuter access point to durable occupancy with measured upside rather than outsized volatility.
Located in an inner-suburban area of Buffalo-Cheektowaga, the neighborhood posts a B rating and sits competitive among Buffalo-Cheektowaga neighborhoods (rank 140 of 301). Occupancy in the surrounding neighborhood is high and has trended up over five years, and at rank 100 of 301 it is competitive locally while also landing in the top quartile nationally. For investors, that backdrop typically supports steadier rent rolls and fewer lease gaps.
Renter-occupied housing accounts for a majority share of units in the neighborhood (52.3%, rank 30 of 301; 90th percentile nationally), indicating a deep tenant base for multifamily. Median contract rents in the immediate area are mid-market while household incomes within a 3-mile radius skew diverse, which suggests manageable affordability pressure (rent-to-income is below national highs) and supports retention with thoughtful lease management.
Livability signals are mixed: parks access is a strength (79th percentile nationally) and restaurants/grocers are above national medians, but cafes and pharmacies are limited nearby. Average school ratings in the neighborhood track below national norms, which may modestly constrain appeal for some family renters; however, workforce households remain a primary driver of demand.
Within a 3-mile radius, demographics indicate a stable to modestly expanding renter pool: population has inched higher recently, households are projected to expand further by 2028, and income growth is expected to outpace prior periods. These trends, per commercial real estate analysis from WDSuite, point to incremental absorption capacity rather than rapid swings, reinforcing occupancy stability for well-managed assets.
Home values in the neighborhood are lower than many coastal markets, which can introduce some competition from ownership options. Even so, elevated mortgage costs relative to local incomes continue to support renter reliance on multifamily, favoring lease retention where properties deliver convenience and value.
Comparable neighborhood safety metrics are not available in the dataset for this location. Investors typically benchmark conditions against Buffalo-Cheektowaga metro trends and observed property operations (tenant turnover, delinquency, and incident reporting) to gauge on-the-ground risk and management needs.
Practical underwriting steps include reviewing recent municipal reports, touring at varied times, and aligning security measures with resident profile and asset positioning rather than assuming block-level conclusions.
Proximity to major employers supports commuter convenience and a broad tenant base, anchored by healthcare, financial services, and logistics offices: McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (2.9 miles)
- M&T Bank Corp. — financial services (5.6 miles) — HQ
- FedEx Trade Networks — logistics (7.8 miles)
- UnitedHealth Group — healthcare services (9.2 miles)
- Thermo Fisher Scientific — life sciences (14.2 miles)
Built in 1996, the 104-unit property is newer than the area’s average vintage (1970), providing a relative competitive edge versus older stock while still offering classic-to-moderate value-add opportunities through common-area refreshes and systems modernization. Neighborhood occupancy is competitive among metro peers and above the national median, which, according to CRE market data from WDSuite, supports steadier cash flows when paired with disciplined leasing.
The immediate area shows a high concentration of renter-occupied housing, a broad working household base within a 3-mile radius, and moderate rent levels that help sustain retention. Livability is anchored by park access and everyday retail, though limited cafes/pharmacies and below-average school ratings should be underwritten as modest demand headwinds. Overall, the long-term setup favors stable operations with targeted capex to enhance positioning.
- Competitive neighborhood occupancy and renter depth support consistent leasing
- 1996 vintage offers relative advantage vs. older stock with value-add upside
- 3-mile demographics point to steady tenant base and absorption capacity
- Park access and everyday retail enhance livability for workforce renters
- Risks: limited cafe/pharmacy options and below-average schools may temper family demand