| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 65th | Good |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2245 Clinton St, Buffalo, NY, 14206, US |
| Region / Metro | Buffalo |
| Year of Construction | 1974 |
| Units | 28 |
| Transaction Date | 2007-01-31 |
| Transaction Price | $1,165,000 |
| Buyer | LEBRUN ESTATE LLC |
| Seller | MORNINGSTAR APTS LLC |
2245 Clinton St Buffalo Multifamily Investment
Neighborhood occupancy has trended strong with stable renter demand and manageable pricing, based on CRE market data from WDSuite. For investors, the combination of steady leasing and accessible rents points to durable cash flow potential with prudent operations.
The property sits in a Suburban neighborhood of Buffalo-Cheektowaga rated B+, competitive among Buffalo-Cheektowaga neighborhoods (ranked 84 out of 301). According to WDSuite's CRE market data, neighborhood occupancy is in the top quartile nationally, supporting income stability for multifamily assets.
Renter-occupied housing comprises roughly one-fifth of neighborhood units, implying a thinner immediate renter base locally; however, within a 3-mile radius the renter concentration is closer to two-fifths, which broadens the tenant pool for leasing and renewals. Median contract rents in the neighborhood sit below national midpoints, aiding retention while still allowing disciplined revenue management.
Amenities are adequate for day-to-day needs: restaurants and pharmacies index above national midpoints, while parks and childcare are limited. Grocery and cafe density track around or modestly above national norms. These dynamics point to practical livability for workforce renters, with some amenity gaps that owners may offset through on-site offerings.
Vintage and value-add: The asset was built in 1974. With the neighborhood's average construction year skewing older, 1974 positioning can be competitive versus pre-1960s stock, but investors should plan for building system upgrades and targeted renovations to enhance durability and capture value-add upside.
Affordability context: Home values in the neighborhood are lower relative to national benchmarks, which can create some competition from ownership alternatives. Even so, rent-to-income readings remain favorable for renters, supporting lease stability; owners may prioritize thoughtful rent growth strategies to balance pricing power with retention.
Safety indicators trend relatively favorable versus neighborhoods nationwide, with both violent and property offense measures in the top quartile nationally. Within the Buffalo-Cheektowaga metro, the neighborhood's rank suggests crime can be higher than in many local peers, so operators should emphasize lighting, access control, and resident engagement to support retention.
Recent trends are constructive: property offenses show a marked year-over-year decline, indicating improving conditions. As always, investors should review recent comparables and local reporting as part of standard diligence.
Nearby corporate offices such as McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific support a diversified employment base and commute convenience that can reinforce renter demand and retention.
- McKesson — healthcare distribution (3.6 miles)
- M&T Bank Corp. — banking (4.2 miles) — HQ
- FedEx Trade Networks — global logistics (6.9 miles)
- UnitedHealth Group — health insurance (9.2 miles)
- Thermo Fisher Scientific — life sciences (13.6 miles)
This 1974, 28-unit asset benefits from a neighborhood that demonstrates high occupancy and practical amenities, supporting steady leasing and retention. According to CRE market data from WDSuite, the area ranks competitively within the Buffalo-Cheektowaga metro and trends in the top quartile nationally on occupancy, suggesting resilient income performance for well-managed multifamily properties.
Within a 3-mile radius, projected growth in population, households, and incomes expands the renter pool, while current rent levels remain accessible relative to earnings, helping sustain demand and lease stability. Lower home values nearby can introduce some competition with ownership, but they also keep multifamily relevant for households prioritizing flexibility; targeted value-add and operational focus can preserve pricing power without undue turnover.
- High neighborhood occupancy and competitive metro rank support income stability
- Expanding 3-mile renter base and income growth underpin demand and renewals
- 1974 vintage offers value-add potential via system upgrades and unit renovations
- Risks: amenity gaps (parks/childcare), some metro-relative safety considerations, and potential competition from ownership options