| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 433 Robin Rd, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1978 |
| Units | 106 |
| Transaction Date | 2021-09-30 |
| Transaction Price | $17,685,990 |
| Buyer | BREWSTER AMHERST PRESERVATION HSNG DEV F |
| Seller | BREWSTER MEWS ASSOCIATES LP |
433 Robin Rd, Buffalo NY — 106-Unit Multifamily Value-Add
Renter concentration is strong at the neighborhood level, supporting a deeper tenant base even as local occupancy trends run softer, according to WDSuite’s CRE market data. 1978 vintage and smaller average unit sizes point to clear renovation and repositioning potential.
The property sits in an Inner Suburb of the Buffalo-Cheektowaga metro rated A- at the neighborhood level (ranked 55 of 301), which is competitive among Buffalo-Cheektowaga neighborhoods. Restaurants and parks are accessible for daily needs—restaurant density ranks 72 of 301 (competitive locally) and park access trends in the top quartile nationally. Childcare availability also scores well, with coverage trending above most neighborhoods nationwide. This mix supports renter livability and leasing traction, aligning with practical commuter and household needs in the submarket.
Neighborhood rent levels sit near the U.S. middle (median rent roughly mid-50s percentile nationally) with notable five-year growth, indicating underlying demand without extreme affordability pressure. At the same time, the neighborhood’s renter-occupied share is high (ranked 18 of 301), signaling a deep base of multifamily households that can support leasing velocity and renewal capture. By contrast, neighborhood occupancy runs below national norms, so asset-level performance will hinge on property operations, product fit, and targeted upgrades.
Within a 3-mile radius, recent population and household counts have grown, and forecasts point to further renter pool expansion by 2028. Household incomes are rising, and rent levels are projected to increase at a healthy clip, which can underpin rent growth while still requiring careful lease management to limit turnover. Elevated home values versus incomes in the area suggest a high-cost ownership market relative to earnings, which tends to sustain reliance on rental housing—an insight consistent with commercial real estate analysis drawn from WDSuite.
Vintage context matters: neighborhood housing stock averages around the mid-1980s. With a 1978 construction year, this asset is modestly older than nearby stock, creating straightforward value-add paths (interiors, common areas, energy systems) while warranting capex planning for aging systems to maintain competitiveness against newer comparables.
Comparable crime statistics are not available in WDSuite’s dataset for this neighborhood, so a precise ranking against the 301 metro neighborhoods or a national percentile is not shown. Investors typically benchmark site-specific safety using multiple sources; here, standard diligence—property-level incident history, visibility, lighting, and coordination with local stakeholders—can help contextualize retention and leasing strategies.
Nearby employers span healthcare, logistics, banking, life sciences, and pharmaceutical distribution—diverse drivers that support steady renter demand and commute convenience for workforce and professional tenants.
- UnitedHealth Group — healthcare & insurance services (4.8 miles)
- FedEx Trade Networks — logistics & trade services (7.4 miles)
- FedEx Trade Networks — logistics & trade services (8.8 miles)
- M&T Bank Corp. — banking & financial services (10.2 miles) — HQ
- Thermo Fisher Scientifc — life sciences offices (10.2 miles)
- McKesson — pharmaceutical distribution (11.8 miles)
433 Robin Rd offers a 106-unit footprint with smaller average unit sizes, well-positioned for value-add programming in a neighborhood that is competitive within the Buffalo-Cheektowaga metro. Renter-occupied share at the neighborhood level is high, supporting depth of demand, while 3-mile trends point to population growth, a larger household base, and rising incomes—factors that can support occupancy stability and measured rent growth. Based on CRE market data from WDSuite, neighborhood rent levels sit around the national middle with solid five-year growth, and rent-to-income metrics suggest manageable affordability pressure that can aid renewal capture.
The 1978 construction year is slightly older than the area’s mid-1980s average, creating a clear path for renovations and selective building system upgrades to strengthen competitive positioning against newer stock. While neighborhood occupancy levels run softer, the combination of strong renter concentration, diversified nearby employment, and projected household expansion supports a constructive long-term outlook with attention to leasing, asset quality, and operating discipline.
- High neighborhood renter concentration supports tenant depth and renewal potential
- Forecast 3-mile population and household growth expand the renter pool
- 1978 vintage provides value-add and capex levers to enhance competitiveness
- Mid-market rents and rising incomes aid pricing power with measured lease management
- Risk: softer neighborhood occupancy underscores the need for focused leasing and operations