| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 Robin Rd, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1974 |
| Units | 26 |
| Transaction Date | 2021-09-30 |
| Transaction Price | $9,150,960 |
| Buyer | PARKSIDE AMHERST PRESERVATION HSNG DEV F |
| Seller | PARKSIDE AMHERST ASSOCIATES LP |
301 Robin Rd, Buffalo NY — 26-Unit Multifamily Opportunity
Positioned in an inner-suburb setting with a strong renter-occupied presence at the neighborhood level, this 26-unit asset offers stable tenant demand and value-add potential, according to WDSuite’s CRE market data. Neighborhood occupancy metrics reflect area dynamics rather than the property itself, guiding conservative underwriting and lease-up expectations.
The property sits in an Inner Suburb of the Buffalo-Cheektowaga metro with an A- neighborhood rating and a neighborhood rank of 55 among 301 metro neighborhoods, indicating it is competitive among Buffalo-Cheektowaga neighborhoods. Amenity access is balanced: restaurants and parks trend in the upper national percentiles, while everyday services like pharmacies and cafes are thinner locally, suggesting residents may rely on nearby corridors for certain conveniences.
Livability drivers are favorable for multifamily demand. The neighborhood’s renter-occupied share is elevated versus metro peers (rank 18 of 301; high national percentile), signaling a deep tenant base for workforce and young professional housing. By contrast, neighborhood occupancy is softer than the metro median (rank 278 of 301), which should be treated as a submarket signal rather than a property-level indicator and incorporated into leasing assumptions and renewal strategies.
Within a 3-mile radius, demographics show population growth over the past five years and a projected increase in both households and incomes by 2028. This points to a larger tenant base ahead and supports rent durability, while a measured rent-to-income position (lower national percentile) suggests relatively manageable affordability pressure that can aid retention and reduce turnover risk.
Home values in the area are elevated enough to sustain renter reliance on multifamily housing, and the neighborhood’s child-care and park access (both above national norms) add to livability for a range of household types. Construction year averages in the surrounding area skew newer than this asset, positioning a 1974 vintage for renovation and operational upgrades to sharpen competitiveness against newer stock.
Comparable neighborhood-level safety metrics are not available in WDSuite’s current release for this location. Investors typically benchmark safety by comparing neighborhood trends to metro averages and by observing on-the-ground conditions during diligence. Use local comps and recent leasing performance to calibrate risk, rather than block-level assumptions.
Nearby corporate employers provide a diversified white-collar workforce and steady commuter inflows that can support leasing and retention, including roles in healthcare, logistics, banking, life sciences, and pharmaceuticals.
- UnitedHealth Group — healthcare services (4.7 miles)
- FedEx Trade Networks — logistics & trade services (7.4 miles)
- M&T Bank Corp. — banking (10.1 miles) — HQ
- Thermo Fisher Scientifc — life sciences (10.2 miles)
- McKesson — pharmaceuticals distribution (11.7 miles)
301 Robin Rd offers a 26-unit footprint in a renter-oriented neighborhood where the tenant base is deep relative to metro peers. While neighborhood occupancy trends run softer than the metro median, rent-to-income metrics indicate lower affordability pressure at the neighborhood level, which can support retention as operators focus on renewal strategies and targeted upgrades. The 1974 vintage is older than nearby averages, creating a clear value-add path through unit modernization, common-area refresh, and systems planning.
Area fundamentals are reinforced by population growth and a projected increase in households within a 3-mile radius, pointing to a larger renter pool over the medium term. According to commercial real estate analysis from WDSuite, amenity access is strongest in parks, restaurants, and childcare, with ownership costs that help sustain rental demand rather than compete directly with multifamily. Prudent underwriting should account for neighborhood-level leasing velocity and the asset’s competitive positioning against newer inventory.
- Renter-heavy neighborhood supports demand depth and leasing stability
- 1974 vintage presents renovation and operational upside versus newer comps
- 3-mile radius shows population and household growth, enlarging the tenant base
- Amenity strengths in parks, restaurants, and childcare enhance livability
- Risk: neighborhood occupancy trends run softer than metro median; plan for conservative lease-up and targeted retention