| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 65th | Good |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1291 Indian Church Rd, Buffalo, NY, 14224, US |
| Region / Metro | Buffalo |
| Year of Construction | 1974 |
| Units | 104 |
| Transaction Date | 2007-04-18 |
| Transaction Price | $4,750,000 |
| Buyer | HOLIDAY MEADOWS LLC |
| Seller | NORTHLAND HIDDEN VILLAGE LLC |
1291 Indian Church Rd Buffalo Multifamily Investment
Neighborhood occupancy has held firm and sits competitively within the Buffalo-Cheektowaga metro, according to WDSuite’s CRE market data, signaling stable renter demand for a 100+ unit asset. With a suburban setting and balanced amenities, this location supports steady leasing and retention rather than short-cycle volatility.
The property sits in a suburban neighborhood within the Buffalo-Cheektowaga metro that rates B+ and is competitive among 301 metro neighborhoods. Neighborhood occupancy is strong and in the top quintile nationally, supporting a steady leasing backdrop for multifamily investors; note that this reflects neighborhood-level occupancy, not property-specific performance.
Everyday convenience is adequate: restaurants and cafes rank above national norms (national percentiles roughly mid-70s to 80), and pharmacy access is comparatively strong. Grocery access is moderate, while public parks and formal childcare options are limited in the immediate area, which may slightly temper family-oriented amenity appeal.
Home values are relatively accessible versus many U.S. neighborhoods, which can introduce some competition from entry-level ownership. Even so, neighborhood rent-to-income sits in a favorable range (upper-half nationally), which can support lease retention and measured pricing power. The local renter-occupied share is modest, indicating demand anchored by workforce households but with some pull from ownership alternatives.
Vintage matters: built in 1974, this asset is newer than the neighborhood’s average construction year (1961). That positioning can be competitive versus older stock, while still warranting attention to building systems and selective modernization to maintain standing against renovated comparables.
Safety trends should be viewed in context. Compared with the 301 neighborhoods in the Buffalo-Cheektowaga metro, this area ranks on the higher-crime side (lower rank values indicate more crime). However, on a national basis it places in the top quartile for safety, reflecting comparatively favorable conditions versus many U.S. neighborhoods.
Property-related incidents show a sharp year-over-year improvement, and violent offense measures have edged lower as well. These directional shifts are constructive for investor underwriting, but block-level variation can exist and should be evaluated with standard diligence.
Nearby employers create a diversified employment base that supports renter demand and commute convenience for workforce housing, including healthcare, financial services, logistics, and life sciences names.
- McKesson — healthcare distribution (1.4 miles)
- M&T Bank Corp. — banking and corporate services (6.4 miles) — HQ
- FedEx Trade Networks — logistics and trade services (9.2 miles)
- UnitedHealth Group — healthcare services (11.2 miles)
- Thermo Fisher Scientifc — life sciences offices (15.9 miles)
This 104-unit, 1974-vintage asset offers scale in a suburban Buffalo location where neighborhood occupancy trends are strong and nationally competitive. Based on CRE market data from WDSuite, amenity access is serviceable (restaurants, cafes, and pharmacies) with limited parks and childcare nearby, suggesting a focus on workforce renters seeking convenience and value. The vintage is newer than the local average, indicating relative competitiveness versus older stock while still presenting opportunities for targeted system upgrades and cosmetic refreshes.
Within a 3-mile radius, demographics show stable population with expectations for growth by the forecast period and a projected increase in households, which can expand the renter pool and support occupancy stability over time. Ownership costs are comparatively accessible in this submarket, which can introduce some competition with homeownership; however, rent-to-income dynamics appear manageable, supporting retention and disciplined rent setting.
- Neighborhood occupancy is strong and nationally competitive, supporting stable leasing
- 1974 vintage offers relative competitiveness with room for value-add through selective upgrades
- Serviceable amenity mix (dining, cafes, pharmacies) fits workforce housing demand
- 3-mile household growth outlook points to a larger renter base over the forecast period
- Risks: limited parks/childcare amenities, some competition from ownership, and mixed safety position locally