| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 62nd | Good |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 55 Angle Rd, Buffalo, NY, 14224, US |
| Region / Metro | Buffalo |
| Year of Construction | 2008 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
55 Angle Rd, Buffalo — 33-Unit Multifamily Investment
Neighborhood occupancy is high and renter demand is supported by steady household growth, according to WDSuite’s CRE market data. The property’s 2008 vintage positions it competitively versus older local stock.
Situated in a suburban pocket of Erie County, the area pairs strong occupancy with a largely owner-occupied housing base. Neighborhood occupancy is elevated, which can support lease stability at the submarket level; note this refers to neighborhood-wide occupancy, not the property. Median contract rents and home values sit near national midpoints, suggesting balanced affordability and manageable lease management considerations for operators.
The building’s 2008 construction is newer than the neighborhood average (1970), indicating competitive positioning versus older assets. Investors should still plan for normal mid-life systems maintenance and selective modernization to meet current renter expectations, but the relative vintage supports marketing against aging comparables.
Within a 3-mile radius, demographics show modest population growth and an increase in households over the last five years, with forecasts pointing to further household expansion by 2028. A larger household base and slightly smaller average household sizes imply a broader tenant pool for multifamily, aiding occupancy stability and absorption.
Amenities are limited within the immediate neighborhood (few cafes, parks, or pharmacies), but grocery access is reasonable versus national norms. For operators, this dynamic points to a primarily residential, commute-oriented renter profile; proximity to jobs and convenient arterials will matter more than lifestyle retail in driving leasing.
Safety indicators are mixed in comparative terms. Property-related offense metrics track favorably versus national norms (high national percentile indicates comparatively safer conditions), and violent offense levels also compare better than many neighborhoods nationwide. However, recent year-over-year trends show an uptick in violent incidents, signaling a need for routine risk management, lighting and access controls, and coordination with local resources.
As always, investors should evaluate block-level conditions during due diligence, align operating practices with insurer guidance, and monitor changing patterns over time rather than relying on a single snapshot.
The location draws on a diversified employment base spanning healthcare, logistics, and financial services, supporting a workforce renter pool and commute convenience. Notable nearby employers include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (2.5 miles)
- M&T Bank Corp. — financial services (9.3 miles) — HQ
- FedEx Trade Networks — logistics & trade services (12.3 miles)
- UnitedHealth Group — healthcare services (14.5 miles)
- Thermo Fisher Scientific — life sciences (19.1 miles)
This 33-unit asset combines high neighborhood occupancy and broadening household counts with a 2008 vintage that competes well against older local stock. Balanced rent levels and an ownership market near national midpoints suggest manageable affordability pressure, supporting retention and consistent lease-up, based on CRE market data from WDSuite.
The predominantly owner-occupied surroundings indicate a thinner immediate renter concentration, but steady regional employment and commute access underpin demand. The forward view shows additional household growth within 3 miles through 2028, which should expand the renter pool and help sustain occupancy and pricing discipline, while routine capital planning can capture value through targeted interior and common-area upgrades.
- 2008 construction offers competitive positioning versus older neighborhood stock, with mid-life systems and selective modernization opportunities.
- Elevated neighborhood occupancy and increasing households within 3 miles support tenant demand and leasing stability.
- Balanced rent and ownership dynamics indicate manageable affordability pressure and potential for steady retention.
- Diverse nearby employers in healthcare, logistics, and finance reinforce a stable commuter renter base.
- Risks: limited immediate amenity density, a lower local renter-occupied share, and recent safety trend volatility warrant active operational oversight.