| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 7th | Poor |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Beck St, Buffalo, NY, 14212, US |
| Region / Metro | Buffalo |
| Year of Construction | 1978 |
| Units | 51 |
| Transaction Date | 2011-05-17 |
| Transaction Price | $4,000,000 |
| Buyer | RM & PSG HOUSING DEVELOPMENT FUND CORP |
| Seller | PIOTR STADNITSKI GARDENS INC |
100 Beck St, Buffalo NY — 51-Unit Multifamily Value-Add
Positioned in Buffalo Cheektowaga s inner-suburban fabric, the asset targets working households and benefits from steady renter demand drivers, according to WDSuite s CRE market data.
Located in an Inner Suburb setting of Buffalo Cheektowaga (Erie County), the area blends everyday conveniences with access to city employment cores. Neighborhood ratings sit below the metro median overall (ranked 231 among 301 metro neighborhoods), but investors will note strong retail-service access, particularly groceries and pharmacies, which supports day-to-day livability for tenants.
Amenity mix is practical rather than lifestyle-focused: grocery and pharmacy density is high relative to both the metro and many U.S. neighborhoods, while parks and cafes are limited. This favors value-oriented renters seeking essential services nearby more than entertainment-driven demand. Median home values are lower than many U.S. neighborhoods, while the neighborhood s value-to-income ratio trends high; together this indicates a high-cost ownership market relative to local incomes, which can reinforce reliance on multifamily housing and support pricing power at workforce-oriented rent levels.
Tenure patterns signal a deep renter base. Within the neighborhood, the share of housing units that are renter-occupied is elevated (ranked 40 of 301; competitive among Buffalo Cheektowaga neighborhoods and high nationally). At the 3-mile radius, renters comprise a majority of occupied units, indicating breadth in the tenant pool and potential for durable leasing even as individual properties turn units.
Occupancy in the neighborhood trails stronger parts of the metro, suggesting lease-up and retention will depend on property execution and pricing discipline. However, 3-mile demographics point to constructive demand signals: population and household counts have grown and are projected to expand further through 2028, implying a larger tenant base over time. Rising household incomes at the 3-mile level, alongside forecast rent growth, support a case for rent optimization, though elevated rent-to-income ratios call for careful lease management to mitigate retention risk.
Vintage context matters: with a 1978 construction year in an area where the average building age is early-1900s, this property skews newer than much of the nearby stock. That can be a competitive advantage versus older properties, while still presenting opportunities for targeted modernization of building systems and interiors to capture value-add upside.
Safety indicators for the neighborhood are weaker than the metro median and below national averages for safety. The neighborhood s crime rank sits in the lower third of Buffalo Cheektowaga s 301 neighborhoods (lower rank indicates more crime), signaling that investors should underwrite enhanced operating practices and tenant-experience measures.
Nationally, both violent and property offense metrics benchmark below the median for safety, though recent year-over-year trends show improvement in violent incidents. For underwriting, position security, lighting, and community standards accordingly, and reflect comparative positioning rather than block-level assumptions.
Nearby employment anchors provide commute convenience for a workforce renter base, led by financial services, logistics, healthcare, and life sciences offices noted below. These employers support day demand, retention, and leasing stability for properties serving a value-oriented segment.
- M&T Bank Corp. — financial services (1.9 miles) — HQ
- FedEx Trade Networks — logistics (4.1 miles)
- McKesson — healthcare distribution (6.4 miles)
- UnitedHealth Group — healthcare services (6.9 miles)
- Thermo Fisher Scientifc — life sciences (10.9 miles)
100 Beck St offers a 51-unit, 1978-vintage multifamily opportunity in an inner-suburban Buffalo location with essential-service convenience and a renter-leaning housing base. The asset is newer than much of the nearby stock, creating a relative quality edge versus early-1900s product while leaving room for value-add through selective system upgrades and interior modernization. Population and household growth within a 3-mile radius indicate a gradually expanding renter pool, supporting occupancy stability as operations focus on execution and pricing discipline. Based on commercial real estate analysis with WDSuite as the data source, neighborhood occupancy trails stronger submarkets, so underwriting should emphasize lease-up strategy and resident retention to capture demand from nearby employment centers.
Affordability dynamics are mixed: ownership remains a high-cost path relative to local incomes, reinforcing renter reliance on multifamily housing, but rent-to-income ratios point to affordability pressure for some households. This argues for asset management that balances rent optimization with renewal strategy. Safety benchmarks are below metro and national norms, making property-level improvements and tenant standards important levers for performance.
- Newer-than-neighborhood stock (1978) positions the asset competitively versus older comparables with value-add upside.
- Renter concentration locally and within 3 miles supports depth of tenant demand and leasing durability.
- Essential-service amenity base and proximity to major employers aid retention and day-to-day livability.
- Underwrite for occupancy softness and below-average safety; emphasize security, operations, and pricing discipline.
- Balance rent optimization with renewal strategy given rent-to-income pressures in the renter pool.