| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 71st | Best |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1187 Orchard Park Rd, Buffalo, NY, 14224, US |
| Region / Metro | Buffalo |
| Year of Construction | 1999 |
| Units | 118 |
| Transaction Date | 2000-07-13 |
| Transaction Price | $125,900 |
| Buyer | JAWORSKI LINDA M |
| Seller | BRESKI BUILDING CORP |
1187 Orchard Park Rd, Buffalo Multifamily Investment
Neighborhood occupancy trends are stable and above the metro median, according to WDSuite s CRE market data, suggesting resilient leasing in a suburban location with car-oriented conveniences. Newer 1999 vintage relative to local stock positions the asset competitively while leaving room for targeted modernization.
This suburban pocket of Buffalo-Cheektowaga shows balanced fundamentals for workforce-oriented rentals. Neighborhood occupancy is 95.1% (above the metro median and in the upper tier nationally), indicating steady renter demand at the neighborhood level rather than property-specific performance. Median contract rents in the neighborhood sit in the upper half nationally, which supports pricing power without pushing rent-to-income ratios to levels that typically heighten retention risk.
The area s housing stock skews older (average year built 1956), while the subject s 1999 construction offers a relative competitive edge versus legacy properties; investors should still plan for system updates typical of late-1990s assets. Renter-occupied housing units are about 27.5% of the neighborhood, implying a moderate renter concentration and a tenant base that is steady but not as deep as core urban districts.
Amenities are mixed: cafes and restaurants rank competitively among the 301 metro neighborhoods, but neighborhood counts for groceries, parks, and pharmacies are low, reinforcing a drive-oriented lifestyle. Average school ratings are in the top quartile among 301 metro neighborhoods, which can aid longer-term tenant retention for family renters. Home values are mid-range for the region, which means ownership is relatively accessible compared to high-cost markets; investors should account for some competition from for-sale options while leveraging multifamily s convenience and flexibility.
Within a 3-mile radius, demographics point to gradual population growth and a rising household count, expanding the local renter pool over time. Income levels have improved in recent years and are projected to continue rising, which, paired with measured rent growth, supports occupancy stability and manageable rent-to-income ratios for lease management.
Neighborhood-level crime metrics are not available in WDSuite for this location, so investors typically benchmark against broader Buffalo-Cheektowaga trends and monitor owner reports, insurance quotes, and local law enforcement updates over time. Framing safety comparatively rather than block-by-block helps underwrite retention assumptions and operating expenses without overreliance on anecdotal signals.
Nearby employers provide a diversified white-collar base that supports renter demand and commute convenience, including McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson corporate offices (3.0 miles)
- M&T Bank Corp. corporate offices (7.1 miles) HQ
- FedEx Trade Networks corporate offices (10.3 miles)
- UnitedHealth Group corporate offices (13.1 miles)
- Thermo Fisher Scientifc corporate offices (17.3 miles)
Built in 1999, this 118-unit property is materially newer than the neighborhood s older housing stock, offering competitive positioning versus mid-century assets while leaving room for selective upgrades to drive rent premiums and efficiency gains. Neighborhood occupancy is above the metro median and in the 71st percentile nationally, supporting an underwriting case for steady leasing and balanced concessions, based on CRE market data from WDSuite.
The renter-occupied share near 27.5% points to a moderate, stable tenant base; within a 3-mile radius, gradual population growth and a projected increase in households suggest continued renter pool expansion. Mid-range home values and a favorable rent-to-income profile support retention, though accessible ownership options warrant attention to renewal strategies and amenity programming to sustain pricing power.
- 1999 vintage offers competitive positioning versus older local stock with potential value-add through targeted modernization
- Neighborhood occupancy above metro median supports stable leasing and limited concessions
- 3-mile demographics indicate gradual renter pool expansion and rising incomes that support rent growth and retention
- Moderate renter concentration aligns with workforce demand; accessible ownership requires thoughtful renewal and amenity strategy