| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 51st | Fair |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 285 Peppertree Dr, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1980 |
| Units | 120 |
| Transaction Date | 2025-05-22 |
| Transaction Price | $8,900,000 |
| Buyer | PEPPER TREE HEIGHTS SENIOR LLC |
| Seller | PEPPER TREE HEIGHTS HOUSING CO INC |
285 Peppertree Dr Buffalo Multifamily Opportunity
Inner-suburb location with stable neighborhood occupancy and a deep renter base supports consistent leasing, according to WDSuite’s CRE market data.
Situated in Buffalo’s inner suburbs, the property benefits from neighborhood fundamentals that are competitive among Buffalo-Cheektowaga neighborhoods (73rd of 301), with occupancy trending in the upper tier nationally and a renter-occupied share that indicates a sizable tenant pool. Based on commercial real estate analysis from WDSuite, these dynamics point to resilient demand for workforce and market-rate units.
Livability supports retention: parks and childcare access compare favorably to national peers, while grocery availability is solid for the submarket. Caf e9 and pharmacy density is thinner, which may temper some convenience expectations, but core daily needs are generally met within the trade area.
Within a 3-mile radius, demographic data shows modest population growth alongside an increase in total households and smaller average household sizes. For investors, that typically translates into a broader renter pool and ongoing demand for one- and two-bedroom product, which can support occupancy stability.
Rent and income trends are balanced: median contract rents in the neighborhood sit slightly above national norms, while rent-to-income ratios remain manageable. Home values and the value-to-income ratio signal a relatively high-cost ownership market for the region, which can reinforce reliance on rental housing and aid lease retention.
School quality trails national averages, which can limit family-driven demand, but this is often offset in similar inner-suburban locations by proximity to employment and commuter access, supporting steady interest from renters prioritizing convenience and price-to-quality tradeoffs.
Safety indicators are mixed and should be monitored. Compared with 301 metro neighborhoods, the area’s recent rank suggests crime can run higher than the Buffalo-Cheektowaga metro median; however, national comparisons place the neighborhood in the safer half overall, reflecting relatively favorable positioning versus many U.S. neighborhoods.
Trend signals diverge: property offenses have eased notably year over year, while violent offense rates show a recent uptick. For underwriting, a prudent approach is to assume variability and track updated local reporting and WDSuite trend data over the next few cycles.
Proximity to regional employers supports commute convenience and renter demand, with a mix of healthcare, logistics, life sciences, and financial services within a short drive.
- UnitedHealth Group — healthcare services (2.8 miles)
- FedEx Trade Networks — logistics (5.3 miles)
- Thermo Fisher Scientific — life sciences (7.8 miles)
- M&T Bank Corp. — banking (9.6 miles) — HQ
- McKesson — healthcare distribution (12.8 miles)
This 120-unit multifamily asset sits in an inner-suburban neighborhood with occupancy levels that compare favorably at the national level and a high share of renter-occupied housing units, supporting depth of tenant demand. Modest 3-mile population growth, a rising household count, and smaller average household sizes point to a gradually expanding renter pool that can bolster leasing stability.
Rents trend slightly above national norms while rent-to-income ratios remain manageable, indicating room for disciplined revenue management without overextending affordability. Elevated ownership costs for the area further sustain reliance on rental housing. According to CRE market data from WDSuite, these fundamentals align with steady performance potential, while subpar school ratings and mixed safety trends warrant conservative underwriting and active asset management.
- Competitive neighborhood occupancy and sizable renter-occupied share support demand depth
- 3-mile household growth and smaller household sizes expand the renter base
- Rents slightly above national norms with manageable rent-to-income ratios aid retention
- High-cost ownership context reinforces reliance on multifamily housing
- Risks: below-average school ratings and mixed safety trends call for conservative assumptions