| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 71st | Best |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1065 Kenmore Ave, Buffalo, NY, 14217, US |
| Region / Metro | Buffalo |
| Year of Construction | 1985 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1065 Kenmore Ave Buffalo Multifamily Investment
Neighborhood-level occupancy remains strong and amenity access is competitive for the metro, according to WDSuite’s CRE market data, supporting steady renter demand around this 60-unit asset. The area’s high cafe and pharmacy density offers everyday convenience that can aid leasing and retention.
This inner-suburb location in the Buffalo-Cheektowaga metro scores an A neighborhood rating and ranks 36 out of 301 locally, indicating performance that is competitive among Buffalo-Cheektowaga neighborhoods. Amenity access trends above regional norms, with restaurants and cafes especially dense for the area, while pharmacies rank near the top of local options. Parks and formal childcare options are thinner nearby, which is a consideration for tenant mix and marketing.
Neighborhood occupancy (measured for the neighborhood, not the property) is among the highest in the metro and sits in the top percentile nationally, based on CRE market data from WDSuite. That backdrop typically supports leasing stability, though operators should still manage turns and renewals carefully as new supply across the metro cycles.
The property’s 1985 vintage is newer than the neighborhood’s average 1930s housing stock, suggesting relative competitiveness versus older buildings. Investors should still plan for modernization of systems and common areas to meet current renter expectations and to capture value-add potential where appropriate.
Tenure data indicates a moderate renter-occupied share within the neighborhood (not the property), which implies a viable tenant base without being overly saturated by rentals. Within a 3-mile radius, demographics show population and household growth over the last five years, with further increases forecast; smaller average household sizes point to continued demand for multifamily units. Rising median incomes in the 3-mile area, alongside rent levels that have climbed but remain manageable relative to incomes, can support occupancy and measured rent growth.
Home values in the neighborhood are lower than many coastal markets, and the value-to-income ratio trends below national midpoints. That usually means ownership is more accessible, which can create some competition for higher-rent units; however, it can also sustain steady demand for well-managed, professionally operated apartments that offer convenience and flexibility.
Comparable metro crime rankings are not available for this neighborhood in the current WDSuite dataset. Investors typically benchmark safety by reviewing multi-year trends at the neighborhood and metro levels and by monitoring city and county public sources. Positioning a property with strong lighting, access control, and responsive management can support resident confidence and retention regardless of broader trends.
- UnitedHealth Group — healthcare services (2.5 miles)
- FedEx Trade Networks — logistics & trade services (2.9 miles)
- M&T Bank Corp. — financial services (4.9 miles) — HQ
- Thermo Fisher Scientifc — life sciences offices (7.2 miles)
- McKesson — healthcare distribution (10.0 miles)
1065 Kenmore Ave offers scale at 60 units in an inner-suburb setting where neighborhood occupancy trends are exceptionally strong and amenities are convenient for daily needs. The 1985 vintage is newer than much of the surrounding stock, creating potential to compete on quality while pursuing targeted renovations to drive rent premiums and reduce long-term capital interruptions.
Within a 3-mile radius, population and household counts have increased and are projected to expand further, indicating a larger tenant base over time. Median incomes have risen, and rent-to-income levels within the neighborhood suggest manageable affordability pressure, which can support retention and measured rent growth. According to CRE market data from WDSuite, local amenity density ranks favorably in the metro, bolstering livability—though more accessible homeownership and limited park/childcare options remain factors to underwrite.
- Occupancy backdrop is among the metro’s strongest, supporting leasing stability and renewal capture.
- 1985 construction offers a quality edge versus older neighborhood stock, with clear value-add pathways.
- 3-mile demographics point to renter pool expansion and rising incomes that can sustain demand.
- Amenity convenience (dining, cafes, pharmacies) enhances livability and supports retention.
- Risks: relatively accessible ownership can compete at higher rents; limited park/childcare options to consider in marketing and amenity strategy.