| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 62nd | Good |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1370 Southwestern Blvd, Buffalo, NY, 14224, US |
| Region / Metro | Buffalo |
| Year of Construction | 2006 |
| Units | 69 |
| Transaction Date | 2006-06-22 |
| Transaction Price | $357,000 |
| Buyer | 1370 SOUTHWESTERN BLVD LLC |
| Seller | ECKER ROBERT ROY |
1370 Southwestern Blvd Buffalo 2006 Multifamily Investment Opportunity
High neighborhood occupancy and moderate rent levels point to stable renter demand for this 69-unit asset, according to WDSuite’s CRE market data.
Located in a suburban pocket of Buffalo, the neighborhood rates B- and sits above the metro median among 301 Buffalo-Cheektowaga neighborhoods. Occupancy in the immediate neighborhood is strong (Top quartile nationally), which supports income stability and lowers lease-up risk relative to weaker submarkets.
The area skews more owner-occupied with a renter-occupied share around one-third. For investors, this indicates a moderate but durable tenant base rather than a transient, heavily renter-dominant corridor. Moderate median contract rents and a rent-to-income profile near national norms support retention and reduce affordability pressure, which can help sustain occupancy through cycles.
Amenities trend light locally (few cafes, restaurants, and parks within close reach), consistent with a car-oriented suburban setting. That said, basic retail needs are supported by a reasonable grocery presence compared with national benchmarks. Investors should underwrite convenience by vehicle rather than walkability and consider on-site offerings or partnerships to bolster resident experience.
Within a 3-mile radius, demographics show recent population growth with households increasing and projections indicating further household expansion over the next five years. This points to a gradually enlarging renter pool, which supports occupancy stability and provides a steady pipeline for renewals and new leasing, based on commercial real estate analysis from WDSuite.
Vintage context: the asset’s 2006 construction is newer than the neighborhood’s older housing stock (average vintage circa 1970). For investors, that positioning typically translates to competitive appeal versus legacy properties and potentially lower near-term capital needs, while still planning for mid-life system updates and strategic renovations to maintain edge.
Safety indicators compare favorably at the national level. Neighborhood measures align around above-average safety nationally, with property-related offenses performing particularly well (Top quartile nationally). This backdrop can support leasing velocity and resident retention relative to riskier areas.
At the metro level, results are mixed: some recent violent-offense metrics show an uptick year over year, even as overall positioning remains competitive among Buffalo-Cheektowaga neighborhoods. Investors should monitor trend direction in upcoming data releases and incorporate sensible on-site measures (lighting, access controls) into underwriting rather than assuming static conditions.
Nearby employers span healthcare distribution, banking, logistics, health insurance, and life sciences—sectors that support a stable regional employment base and commuter-friendly renter demand for this suburban location. Specifically, McKesson, M&T Bank, FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific are within practical driving distance.
- McKesson — healthcare distribution (2.7 miles)
- M&T Bank Corp. — banking HQ (9.8 miles) — HQ
- FedEx Trade Networks — logistics (12.8 miles)
- UnitedHealth Group — health insurance (14.8 miles)
- Thermo Fisher Scientifc — life sciences (19.5 miles)
This 69-unit multifamily asset benefits from strong neighborhood occupancy and a suburban renter base that skews stable rather than transient. The 2006 vintage is newer than much of the surrounding stock, offering competitive positioning and potentially lower near-term capital exposure while planning for mid-life systems and targeted upgrades. According to CRE market data from WDSuite, neighborhood rents and rent-to-income dynamics are near national norms, supporting retention and steady cash flow.
Within a 3-mile radius, recent population gains and projected household growth suggest a gradually expanding tenant base that can sustain leasing and renewal activity over time. Amenity density is light, reinforcing the need to underwrite car access and on-site resident experience. Monitoring safety trends is prudent, but national comparisons remain favorable for property-offense measures.
- High neighborhood occupancy supports income stability and reduces lease-up risk.
- 2006 construction competes well versus older stock; plan for mid-life system updates.
- Rents and rent-to-income near national norms bolster retention and pricing discipline.
- Expanding 3-mile household base indicates a larger tenant pool to support future leasing.
- Risks: lower amenity density and mixed violent-offense trends warrant conservative underwriting and proactive property management.