| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Little Robin Rd, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1974 |
| Units | 26 |
| Transaction Date | 2021-09-30 |
| Transaction Price | $9,150,960 |
| Buyer | PARKSIDE AMHERST PRESERVATION HSNG DEV F |
| Seller | PARKSIDE AMHERST ASSOCIATES LP |
101 Little Robin Rd Buffalo Multifamily Investment Thesis
Neighborhood renter concentration and projected household growth within a 3-mile radius point to a durable tenant base and steady leasing potential, according to WDSuite’s CRE market data.
Located in an Inner Suburb of Buffalo-Cheektowaga, the neighborhood carries an A- rating and ranks 55 out of 301 metro neighborhoods, positioning it as competitive among Buffalo-Cheektowaga neighborhoods. Local amenities skew toward everyday convenience: parks density trends near the top quartile nationally, grocery access sits above national midrange, and restaurants are comparatively plentiful, while cafes and pharmacies are limited. For multifamily operators, this mix supports routine lifestyle needs even if select retail categories are thinner.
Renter-occupied housing represents a high share of neighborhood units, placing the area above the metro median for renter concentration. This deep tenant base is a positive signal for demand resilience and leasing velocity when new units come to market or when repositioned assets seek absorption. Neighborhood occupancy is measured at the neighborhood level, not the property; recent readings sit below many peer areas, suggesting that active leasing management and competitive positioning remain important.
Within a 3-mile radius, demographics show population growth over the last five years alongside an increase in households, with WDSuite data indicating continued household expansion ahead. Smaller average household sizes over time point to more one- and two-person households, reinforcing demand for multifamily formats and supporting occupancy stability.
Home values sit in a mid-range context for the region, and value-to-income metrics imply an ownership market that does not fully displace rental demand. Rent-to-income ratios in the neighborhood remain manageable, supporting retention and giving operators latitude to balance renewal pricing with occupancy objectives.
The asset’s 1974 vintage is older than the neighborhood’s average construction year. That age profile typically calls for targeted capital improvements to common areas, mechanical systems, and unit finishes—creating potential value-add upside and improved competitive standing versus newer stock.
Comparable neighborhood-level safety metrics are not available in WDSuite for this location. Investors typically benchmark conditions against city and county trends and monitor multi-year direction rather than single-year snapshots to understand how safety may influence leasing and retention.
Nearby corporate offices create a diversified employment base that supports renter demand and commute convenience, led by healthcare, logistics, life sciences, financial services, and distribution—specifically UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, M&T Bank Corp., and McKesson.
- UnitedHealth Group — healthcare services (4.5 miles)
- FedEx Trade Networks — logistics & trade services (7.1 miles)
- Thermo Fisher Scientific — life sciences (10.0 miles)
- M&T Bank Corp. — financial services (10.0 miles) — HQ
- McKesson — healthcare distribution (11.7 miles)
101 Little Robin Rd offers exposure to an Inner Suburb with a competitive neighborhood standing, a deep renter base, and 3-mile household growth that expands the tenant pool. Neighborhood occupancy is measured at the neighborhood level and has trended softer than several peer areas, so execution will hinge on focused leasing, service quality, and positioning.
The 1974 construction gives clear scope for value-add—modernizing interiors and building systems can elevate performance relative to younger inventory. Based on commercial real estate analysis from WDSuite, amenity access favors parks, groceries, and restaurants over cafes and pharmacies, implying that on-site features and unit upgrades may carry outsized weight in resident decisions.
- Renter-occupied share above the metro median supports a larger tenant base and leasing depth.
- 3-mile population and household growth indicate ongoing renter pool expansion and support for occupancy stability.
- 1974 vintage provides value-add potential via unit renovations and system upgrades to compete with newer stock.
- Amenity mix favors parks, groceries, and restaurants; enhancing on-site offerings can strengthen retention.
- Risk: Neighborhood-level occupancy trends are softer than some peers, requiring active leasing and pricing discipline.