| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Poor |
| Demographics | 26th | Poor |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 450 Jefferson Ave, Buffalo, NY, 14204, US |
| Region / Metro | Buffalo |
| Year of Construction | 2011 |
| Units | 94 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
450 Jefferson Ave Buffalo Multifamily Investment
Stabilizing neighborhood occupancy and a sizable renter base support leasing durability, according to WDSuite’s CRE market data. Newer construction for the area positions this asset to compete on finishes while managing capital over time.
Located in Buffalo’s inner-suburban fabric, the address emphasizes everyday convenience over destination retail. Within the metro, the neighborhood’s amenity position is competitive among Buffalo-Cheektowaga neighborhoods (ranked 29th out of 301), with strong access to groceries, parks, childcare, and pharmacies; cafes are limited and restaurant density is moderate. School ratings nearby tend to trail national benchmarks, which matters for family-oriented leasing strategies.
The property’s 2011 vintage is materially newer than the area’s predominantly early-1900s housing stock. That recency can enhance curb appeal and operating efficiency versus older comparables, while investors should still plan for mid-life system updates and targeted modernization to sustain competitive positioning.
Tenure patterns indicate a meaningful share of housing units are renter-occupied in the neighborhood and within the 3-mile radius, supporting depth of tenant demand for multifamily. In the 3-mile area, population and households have grown in recent years and are projected to continue rising, pointing to renter pool expansion and support for occupancy stability.
Affordability is mixed but manageable. Nearby home values are relatively low in context, which can increase competition from entry-level ownership; at the same time, rent-to-income levels suggest moderate affordability pressure, aiding retention when paired with value-driven amenities and service.
Safety is a key underwriting input. Compared with the 301 neighborhoods in the Buffalo-Cheektowaga metro, the local crime rank indicates higher incident levels than many peers, and nationally the area sits below the median for safety. Recent movement is mixed: property offenses show a meaningful year-over-year decline, while violent incidents have not improved as much. Operators typically address this through lighting, access control, and community engagement to support resident comfort and retention.
Access to downtown Buffalo and nearby corporate offices underpins workforce housing demand and commute convenience, led by M&T Bank, FedEx Trade Networks, McKesson, UnitedHealth Group, and Thermo Fisher Scientific.
- M&T Bank Corp. — finance (1.0 miles) — HQ
- FedEx Trade Networks — global logistics (3.9 miles)
- McKesson — healthcare distribution (6.9 miles)
- UnitedHealth Group — health insurance (7.5 miles)
- Thermo Fisher Scientific — life sciences (10.9 miles)
This 94-unit asset offers a newer-construction profile for its submarket, with demand supported by a substantial renter-occupied housing base locally and steady growth in the 3-mile population and household counts. According to CRE market data from WDSuite, neighborhood occupancy has improved over the past five years; combined with a workforce employment base downtown, this underpins leasing stability when paired with disciplined operations.
The 2011 vintage should compare favorably to older stock on efficiency and finishes, while investors should anticipate mid-life capital needs to maintain competitiveness. Affordability dynamics are balanced: relatively low nearby home values may introduce some competition from ownership, but manageable rent-to-income levels and proximity to anchor employers support resident retention and pricing discipline.
- Newer 2011 construction versus older neighborhood stock supports competitive positioning and operating efficiency.
- Renter-occupied concentration locally and projected 3-mile population and household growth expand the tenant base and support occupancy.
- Proximity to major employers downtown underpins workforce demand and lease retention.
- Operating playbook: prioritize security, lighting, and resident services to offset area safety headwinds and sustain collections.
- Risk: accessible ownership options nearby can compete on monthly cost; maintain value-driven amenities and careful rent management.