| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 302 Little Robin Rd, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1974 |
| Units | 24 |
| Transaction Date | 2021-09-30 |
| Transaction Price | $9,150,960 |
| Buyer | PARKSIDE AMHERST PRESERVATION HSNG DEV F |
| Seller | PARKSIDE AMHERST ASSOCIATES LP |
302 Little Robin Rd Buffalo Value-Add Multifamily
Neighborhood renter concentration is elevated relative to the metro, supporting multifamily demand, according to WDSuite’s CRE market data. Metrics referenced below describe the surrounding neighborhood rather than this specific property.
Located in Buffalo’s inner suburbs, the area surrounding 302 Little Robin Rd rates A- overall and is competitive among Buffalo-Cheektowaga neighborhoods (rank 55 of 301). Amenities index near the top two-fifths of the metro (rank 84 of 301), with strong access to parks and childcare by national comparison, though cafes and pharmacies are sparse locally.
Renter-occupied share in the neighborhood is high (rank 18 of 301), placing it in the top quartile among 301 metro neighborhoods. This depth of renter households supports leasing demand for multifamily assets, even as the neighborhood’s overall occupancy level trends below the metro median and has softened in recent years.
Within a 3-mile radius, the population has grown in recent years with projections for additional population growth and a sizable increase in households over the next five years. This points to a larger tenant base and potential support for occupancy stability as more households enter the area’s rental market.
Ownership costs sit in a mid-range context for the region, and rent-to-income indicators suggest relatively manageable renter affordability. For investors, that combination can aid lease retention and reduce turnover risk, though it may temper near-term pricing power versus high-barrier, high-cost submarkets.
The property’s 1974 vintage is older than the neighborhood’s average construction year (1985). That typically implies capital planning for building systems and common areas, with potential value-add or renovation upside to sharpen competitive positioning against newer stock.
Comparable, neighborhood-level safety benchmarks are an important part of underwriting; however, WDSuite does not publish a current crime rank or national percentile for this neighborhood in the available dataset. Investors commonly compare neighborhood trends to metro and national baselines and supplement with local due diligence (e.g., police reports, insurer loss data) to calibrate risk.
Nearby corporate employment anchors provide a diversified white-collar tenant base and commute convenience, led by healthcare, logistics, life sciences, banking, and distribution offices listed below.
- UnitedHealth Group — corporate offices (4.8 miles)
- FedEx Trade Networks — corporate offices (7.4 miles)
- Thermo Fisher Scientifc — corporate offices (10.2 miles)
- M&T Bank Corp. — corporate offices (10.3 miles) — HQ
- McKesson — corporate offices (11.8 miles)
This 24-unit, 1974-vintage asset sits in an inner-suburban neighborhood with an A- rating and a renter-occupied share that ranks in the top quartile among 301 metro neighborhoods—favorable for multifamily demand depth. While neighborhood occupancy trends below the metro median, steady population gains within a 3-mile radius and a projected increase in households indicate a growing tenant base that can support leasing stability. Based on CRE market data from WDSuite, local affordability appears manageable for renters, which can aid retention even if it moderates near-term rent growth ambitions.
The older vintage suggests near-term capital planning and offers value-add potential to improve competitiveness versus newer comparables. Amenity access trends solidly for parks, childcare, and restaurants by national comparison, though limited nearby cafes and pharmacies point to a more residential profile—supportive of workforce housing dynamics rather than lifestyle-oriented premium positioning.
- Strong renter household base (top-quartile metro rank) supports depth of demand
- 3-mile population and household growth expand the tenant pool, aiding occupancy stability
- Manageable renter affordability improves lease retention and reduces turnover risk
- 1974 vintage presents value-add and repositioning opportunities with targeted capex
- Risk: Neighborhood occupancy trends below metro median; limited cafes/pharmacies suggest narrower lifestyle amenity appeal