| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 83rd | Best |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Village Park Dr, Buffalo, NY, 14221, US |
| Region / Metro | Buffalo |
| Year of Construction | 1978 |
| Units | 84 |
| Transaction Date | 2021-02-12 |
| Transaction Price | $4,880,000 |
| Buyer | PRESBYTERIAN VILLAGE AT NORTH CHURCH INC |
| Seller | PRESBYTERIAN SENIOR CARE OF WESTERN NY I |
101 Village Park Dr Buffalo NY Multifamily Investment
Neighborhood occupancy is elevated with steady renter demand, and, according to WDSuite s CRE market data, area rents have posted solid multi‑year growth that supports income durability at this scale.
This suburban pocket of the Buffalo Cheektowaga metro is rated A and ranks 25th among 301 neighborhoods, placing it in the top quartile metro-wide. For investors, that positioning reflects strong fundamentals notably high neighborhood occupancy and household incomes that sit well above national averages which typically support leasing stability and renewal rates.
Livability indicators are mixed but generally favorable. The neighborhood scores above national norms for cafes, parks, and childcare density, while grocery and pharmacy options are less concentrated within the neighborhood boundary. Average school ratings are strong (around 4 out of 5), which tends to reinforce long-term housing demand and retention among family renters.
Demographic statistics aggregated within a 3-mile radius point to modest population growth and an increase in total households, translating into a gradually expanding renter pool and support for occupancy stability. Median household incomes are comparatively high, and the neighborhood s rent-to-income ratio remains favorable for lease management and retention.
Tenure is more owner-leaning at the neighborhood level, with a lower share of renter-occupied units. That dynamic can constrain competing rental supply and help sustain occupancy, but it may also temper rapid lease-up velocity for larger expansions. Home values are elevated relative to many U.S. areas yet balanced by strong local incomes, which generally sustains rental demand while placing some limits on pricing power versus ownership alternatives.
Vintage context matters: the average neighborhood housing stock skews older (early 1960s). With a 1978 construction year, this property is newer than much of the surrounding inventory, supporting competitive positioning against older assets, though investors should still plan for aging systems and targeted modernization common to late-1970s builds.
Safety indicators are nuanced. Within the Buffalo Cheektowaga metro, the neighborhood s overall crime rank is 32 out of 301 neighborhoods, indicating higher reported crime relative to many local peers. Nationally, however, it compares somewhat better than average.
Property offenses have trended downward year over year, which is constructive for resident satisfaction and retention. At the same time, violent offense metrics show recent volatility; investors should monitor near-term trends and rely on updated local reporting rather than block-level assumptions.
Nearby employment anchors include healthcare services, logistics, banking, life sciences, and pharmaceuticals a diversified base that supports renter demand through commute convenience and broad industry exposure.
- UnitedHealth Group healthcare services (5.3 miles)
- FedEx Trade Networks logistics (7.4 miles)
- M&T Bank Corp. banking (7.9 miles) HQ
- McKesson pharmaceuticals distribution (8.5 miles)
- Thermo Fisher Scientifc life sciences (11.1 miles)
101 Village Park Dr offers scale at 84 units in a high-occupancy suburban neighborhood where household incomes and school quality underpin stable renter demand. The submarket s owner-leaning tenure limits competing rental supply, while demographic trends within a 3-mile radius point to ongoing household growth and a slowly expanding renter base. According to CRE market data from WDSuite, neighborhood occupancy and rent growth have been resilient relative to national patterns, supporting cash flow consistency.
Built in 1978, the asset is newer than much of the surrounding housing stock, which can enhance competitive positioning versus older properties. Investors should budget for aging systems and targeted upgrades typical of late-1970s construction. Ownership costs in the area are balanced by strong incomes; this sustains rental demand but can constrain outsized pricing power compared with homeownership in certain segments.
- High neighborhood occupancy and strong incomes support leasing stability and renewals.
- 84-unit scale with suburban fundamentals and quality schools that reinforce long-term demand.
- 1978 vintage is newer than the area s average stock, with scope for selective value-add to improve competitiveness.
- Diversified nearby employers (healthcare, logistics, banking, life sciences) underpin tenant demand.
- Risks: owner-leaning tenure may narrow the renter base; limited grocery/pharmacy density nearby; monitor crime trend volatility within metro context.