| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Good |
| Demographics | 17th | Poor |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1250 Bailey Ave, Buffalo, NY, 14206, US |
| Region / Metro | Buffalo |
| Year of Construction | 1978 |
| Units | 91 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1250 Bailey Ave, Buffalo NY — 91-Unit 1978 Multifamily
Scale and workforce-oriented demand drivers position this 91-unit, 1978-vintage asset for operational upside, according to WDSuite’s CRE market data, with neighborhood occupancy around the low-90s and steady five-year improvement.
Located in Buffalo’s inner-suburb fabric, the neighborhood rates below the metro median (ranked 220 among 301 metro neighborhoods), yet shows stable renter demand. Neighborhood occupancy is around the low-90s and has improved over the last five years, a backdrop that supports leasing continuity even as broader cycles shift, based on CRE market data from WDSuite.
Amenities and daily needs: Grocery access is a relative strength (top tier locally and high nationally), and restaurant density is competitive. In contrast, parks, pharmacies, and cafes are limited within the immediate neighborhood, which may modestly affect lifestyle appeal and walk-to conveniences. Childcare availability is strong by regional standards, which can aid retention for family renters.
Housing costs and renter base: Neighborhood home values are low in absolute terms, but value-to-income ratios are elevated versus many U.S. neighborhoods, reinforcing reliance on rental options. Median contract rents are also low locally; however, rent-to-income ratios in the neighborhood indicate affordability pressure, suggesting a leasing focus on retention and renewal management rather than outsized rent lifts.
Tenure and 3-mile demographics: The neighborhood exhibits a meaningful renter-occupied share (around the mid-40s percent). Within a 3-mile radius, population and households have grown over the past five years with projections for further increases by 2028, expanding the tenant base and supporting occupancy stability. Average school ratings in the neighborhood trend below national norms, which may skew demand toward value-oriented renters rather than school-driven moves.
Vintage context: With a 1978 construction year versus a much older neighborhood average vintage, the asset should compete well against aging local stock, though investors should still plan for systems modernization and targeted renovations typical of late-1970s construction.
Safety compares below both metro and national medians. The neighborhood’s crime rank sits on the less favorable side of the Buffalo-Cheektowaga metro (56 among 301 metro neighborhoods), and overall safety lands below the national middle (around the 40th percentile). Trend signals are mixed: property offenses have declined meaningfully year over year, while violent offense rates have not improved on the same pace. For underwriting, this points to continued emphasis on security, lighting, and tenant screening, with attention to emerging trends rather than single-year snapshots.
Nearby employers provide a diversified white-collar and services employment base that supports renter demand and commute convenience, including M&T Bank Corp., McKesson, FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientifc.
- M&T Bank Corp. — banking HQ and corporate functions (3.0 miles) — HQ
- McKesson — healthcare distribution (5.1 miles)
- FedEx Trade Networks — logistics (5.3 miles)
- UnitedHealth Group — healthcare services (7.7 miles)
- Thermo Fisher Scientifc — life sciences (12.0 miles)
This 1978-vintage, 91-unit property offers operational scale in an inner-suburb setting where neighborhood occupancy trends have held near the low-90s with five-year improvement. The asset is newer than much of the surrounding housing stock, which can support leasing competitiveness with judicious capital planning for systems and common-area upgrades. According to WDSuite’s commercial real estate analysis, the local renter-occupied share and expanding 3-mile population and household counts point to a stable tenant base, while low absolute rents favor value positioning.
Key underwriting considerations include elevated rent-to-income ratios—suggesting an emphasis on retention, renewal management, and expense control—and safety metrics that sit below metro and national medians despite recent improvement in property offenses. Net, the thesis centers on steady occupancy, operational execution, and targeted value-add in a price-sensitive renter market.
- 91 units provide scale for professional management and operating efficiencies
- Newer-than-neighborhood vintage (1978) supports competitive positioning with selective modernization
- Renter demand supported by growing 3-mile population and household counts, aiding occupancy stability
- Low absolute rents favor value-oriented leasing, with renewal focus over outsized rent lifts
- Risks: affordability pressure (high rent-to-income) and below-median safety require prudent lease and security management