| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 83rd | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2336 Southwestern Blvd, Buffalo, NY, 14224, US |
| Region / Metro | Buffalo |
| Year of Construction | 2005 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2336 Southwestern Blvd Buffalo Multifamily Investment Thesis
Neighborhood occupancy remains strong and renter demand is supported by high household incomes, according to WDSuite’s CRE market data. This location offers stable cash flow characteristics for multifamily investors with room to compete on quality and service.
2336 Southwestern Blvd sits in a suburban pocket of the Buffalo-Cheektowaga metro with an A+ neighborhood rating that ranks 6 out of 301 metro neighborhoods, indicating a competitive position locally and top-quartile performance nationally. Amenity density trends near national medians for groceries and restaurants, with cafes testing above-average; pharmacy access is thinner in the immediate area, which may matter for certain resident profiles.
School quality is a clear strength: the neighborhood’s average school rating is 5.0 out of 5, ranking 1 out of 301 in the metro and performing at the top percentile nationally. For family-oriented renters, this can support lease retention and lower turnover.
On the housing side, neighborhood occupancy is 97.7% (neighborhood metric, not the property), placing it in the upper tier nationally and signaling stable demand for existing stock. Renter-occupied housing accounts for about 29% of units in the neighborhood, which suggests a meaningful—but not dominant—renter base; operators should plan marketing to capture qualified tenants while monitoring lease-up velocity.
Within a 3-mile radius, population and household counts have trended upward and are projected to continue growing, pointing to a larger tenant base over the next several years. Elevated home values at the neighborhood level reinforce reliance on rental options, while a rent-to-income ratio near 0.12 supports retention and manageable affordability from an investor perspective.
The property’s 2005 vintage is newer than the neighborhood’s average construction year (1972). That relative youth can help competitiveness versus older stock, though investors should still budget for mid-life building systems and common-area refreshes to sustain positioning.
Comparable crime metrics for this specific neighborhood were not available in the current WDSuite release. Investors typically benchmark property performance and operating practices against broader Buffalo-Cheektowaga norms and owner-operator controls (access, lighting, maintenance) rather than relying on block-level readings. A prudent approach is to review recent municipal reports and insurance guidance to round out underwriting assumptions.
Proximity to healthcare, logistics, and financial services employers supports commuter convenience and broad renter demand. The nearby base includes McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientifc.
- McKesson — healthcare distribution (2.8 miles)
- M&T Bank Corp. — financial services (9.9 miles) — HQ
- FedEx Trade Networks — logistics (12.9 miles)
- UnitedHealth Group — healthcare services (14.9 miles)
- Thermo Fisher Scientifc — life sciences (19.6 miles)
This 50-unit, 2005-vintage asset benefits from a high-performing suburban location with strong schools and durable neighborhood occupancy. The property’s relative youth versus the area’s older housing stock supports competitive positioning, while elevated ownership costs in the surrounding area tend to sustain renter reliance on multifamily housing. Based on commercial real estate analysis from WDSuite, neighborhood occupancy remains in the upper tier nationally, which aligns with stable leasing and retention dynamics.
Demographic data aggregated within a 3-mile radius shows recent growth in population and households with further expansion projected, indicating a larger tenant base over time. High household incomes and a rent-to-income ratio near 0.12 suggest manageable affordability pressure, supporting steady collections with disciplined lease management. Investors should still plan for mid-life system upgrades and targeted amenities to maintain differentiation.
- 2005 construction offers relative competitiveness versus older neighborhood stock, with moderate mid-life CapEx planning.
- Strong neighborhood schools and high household incomes support retention and pricing discipline.
- Upper-tier neighborhood occupancy, per WDSuite data, aligns with stable demand and leasing.
- Elevated ownership costs reinforce renter demand dynamics for well-managed multifamily assets.
- Risk: renter share is moderate locally; operators should manage marketing and amenities to support lease-up velocity and renewals.