| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 65th | Good |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1310 Indian Church Rd, Buffalo, NY, 14224, US |
| Region / Metro | Buffalo |
| Year of Construction | 1975 |
| Units | 24 |
| Transaction Date | 2000-05-11 |
| Transaction Price | $94,000 |
| Buyer | SWANSON RONALD E |
| Seller | COLLETTA JAMES G |
1310 Indian Church Rd Buffalo Multifamily Investment
Neighborhood occupancy is strong and trending up, suggesting stable leasing conditions for a 24-unit asset, according to WDSuite’s CRE market data. Affordability and nearby employment help support consistent renter demand at the submarket edge.
The property sits in a suburban pocket of Buffalo that is competitive among the 301 Buffalo-Cheektowaga neighborhoods, with a B+ neighborhood rating and occupancy in the top quartile nationally. Restaurants, cafes, and pharmacies are relatively accessible for a suburban location, while parks and childcare are limited — a dynamic that can shape tenant profiles and amenity expectations.
Renter demand is supported by a moderate renter-occupied share within a 3-mile radius (28.6%), providing a meaningful tenant base without oversaturation. Neighborhood median contract rents have risen over the last five years, and rent-to-income looks manageable, which can help retention and reduce near-term affordability pressure for operators.
Vintage in the area skews older (average 1961), and this 1975 asset is somewhat newer than the neighborhood stock — typically a competitive edge versus pre-1960s buildings. Investors should still underwrite ongoing system modernization and common-area updates to remain positioned against newer deliveries.
Within a 3-mile radius, recent trends show household counts essentially stable and forecasts point to a notable increase by 2028 alongside smaller average household sizes. That combination can translate to a larger tenant base and steady absorption for well-managed Class B assets, a view supported by commercial real estate analysis from WDSuite’s market dataset.
Relative to the 301 neighborhoods in the Buffalo-Cheektowaga metro, this area ranks toward the higher-crime side; investors should budget for practical safety measures and tenant communication. Nationally, however, the neighborhood compares favorably, landing in the upper tiers for both overall and violent-offense safety, and recent data shows a sharp year-over-year decline in property offenses, per WDSuite.
Nearby employers offer a diverse white-collar base that supports renter demand and reduces commute friction for residents, including healthcare, financial services, logistics, and life sciences. The list below reflects key anchors within practical commuting distance.
- McKesson — healthcare distribution (1.4 miles)
- M&T Bank Corp. — financial services (6.4 miles) — HQ
- FedEx Trade Networks — logistics (9.1 miles)
- UnitedHealth Group — healthcare services (11.1 miles)
- Thermo Fisher Scientifc — life sciences (15.8 miles)
1310 Indian Church Rd is a 24-unit, 1975-vintage property positioned in a suburban Buffalo neighborhood with historically high occupancy and a moderate renter-occupied base nearby. The asset is somewhat newer than much of the local housing stock, offering a relative competitive position versus older pre-1960s buildings while still warranting targeted capital planning for systems and interiors. According to CRE market data from WDSuite, neighborhood occupancy trends remain elevated relative to many U.S. areas, and rent-to-income levels indicate manageable affordability pressure — a backdrop that can support retention and pricing discipline.
Within a 3-mile radius, projections indicate a meaningful increase in households by 2028 alongside smaller household sizes, pointing to renter pool expansion that can bolster leasing stability for well-managed Class B multifamily. Ownership costs in the immediate area are relatively accessible compared with many coastal markets, which may introduce some competition from entry-level ownership, but the employment base and convenience to services support sustained renter demand.
- Elevated neighborhood occupancy and rising rents support stable cash flow potential
- 1975 vintage is newer than much of the area stock, with value-add and modernization opportunities
- 3-mile household growth and smaller household sizes imply a larger renter pool over the forecast period
- Proximity to healthcare, finance, logistics, and life sciences employers supports leasing and retention
- Risks: metro-relative crime ranking, potential competition from ownership, and ongoing capex for a 1970s asset