| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Poor |
| Demographics | 28th | Poor |
| Amenities | 87th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 395 Tonawanda St, Buffalo, NY, 14207, US |
| Region / Metro | Buffalo |
| Year of Construction | 1999 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
395 Tonawanda St, Buffalo — 30-Unit Multifamily
Neighborhood renter concentration is high and occupancy has shown steady traction, according to WDSuite’s CRE market data, supporting consistent leasing potential for professionally managed assets in this Inner Suburb pocket.
Positioned in Buffalo’s Inner Suburb fabric, the area around 395 Tonawanda St benefits from a deep renter base and serviceable access to daily needs. Renter-occupied share in the neighborhood is elevated, indicating a broad tenant pool that can underpin demand for a 30-unit asset. Neighborhood occupancy is in the high 80s and has improved modestly in recent years; these are neighborhood-level figures, not property performance, but they point to stable leasing conditions for comparable assets based on CRE market data from WDSuite.
Amenity access is a relative strength: grocery, pharmacies, parks, and cafes appear in higher concentrations than many areas, with grocery density competitive among Buffalo-Cheektowaga neighborhoods and amenity measures testing in the top quartile nationally. This supports resident convenience and can aid retention. School ratings in the neighborhood track below national averages; investors should calibrate leasing strategies accordingly if targeting households that prioritize school performance.
The local housing stock skews older (average vintage 1914 across the neighborhood), which contrasts with the subject’s 1999 construction. Newer vintage can confer competitive positioning versus nearby prewar product, while investors should still underwrite routine modernization as building systems age.
Home values in the neighborhood are comparatively low for the region, which can introduce some competition from ownership options. However, the neighborhood’s rent-to-income ratio trends moderate, which can support lease retention and pricing discipline for well-managed units. Demographic statistics aggregated within a 3-mile radius show recent population and household growth with further gains forecast, implying a larger tenant base and reinforcing demand for rental units in the surrounding area.
Safety signals are mixed relative to the Buffalo-Cheektowaga metro. The neighborhood’s crime rank is on the less favorable side (69 out of 301 metro neighborhoods), and national safety percentiles are below average, indicating comparatively higher incident levels than many neighborhoods nationwide.
Recent momentum is more constructive on property incidents: estimated property offense rates declined year over year, placing the area above the national median for improvement even as overall levels remain elevated. Investors typically respond with common-sense measures such as lighting, access control, and resident engagement to support leasing stability alongside broader trend monitoring.
Nearby employers span logistics, banking, healthcare, and life sciences, supporting a broad workforce housing base and commute convenience for renters.
- FedEx Trade Networks — logistics (0.5 miles)
- M&T Bank Corp. — banking (3.8 miles) — HQ
- UnitedHealth Group — healthcare services (4.3 miles)
- Thermo Fisher Scientifc — life sciences (6.6 miles)
The property’s 1999 construction stands out against a neighborhood base of older stock, offering a competitive edge on functionality versus prewar assets while still allowing for targeted modernization to drive value-add upside. According to CRE market data from WDSuite, neighborhood occupancy has remained firm and renter concentration is high, indicating depth in the tenant base that can support steady leasing for a well-managed, mid-size community.
Demographic statistics within a 3-mile radius indicate recent growth in population and households with further expansion forecast, reinforcing the outlook for multifamily demand and potential renter pool expansion. While comparatively low home values may create some ownership competition and safety metrics rank below many metro peers, amenity access is strong and rent-to-income levels trend moderate, supporting retention-focused operations and disciplined pricing.
- Newer vintage (1999) versus neighborhood stock supports competitive positioning with selective modernization upside
- High neighborhood renter-occupied share and firm occupancy point to a deep tenant base and leasing stability
- Strong neighborhood amenity access (grocery, parks, cafes) beneficial for resident retention and lease-up
- 3-mile population and household growth, with additional gains forecast, support long-run demand for rental units
- Risks: below-average safety rankings and comparatively low home values may pressure pricing power without active asset management