| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 43rd | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 575 Cayuga Creek Rd, Buffalo, NY, 14227, US |
| Region / Metro | Buffalo |
| Year of Construction | 2004 |
| Units | 100 |
| Transaction Date | 2014-02-01 |
| Transaction Price | $12,500,000 |
| Buyer | NorthStar Healthcare |
| Seller | Peregrine's Landing, LLC |
575 Cayuga Creek Rd Buffalo Multifamily Investment
Neighborhood occupancy is 96.3%, supporting stable cash flow potential in an Inner Suburb setting, according to WDSuite’s CRE market data. Positioned near major employment nodes, the asset benefits from steady renter demand and competitive positioning versus older local stock.
Located in Buffalo’s Inner Suburb fabric with a B neighborhood rating, the area shows occupancy strength (96.3%) and a renter-occupied share of housing at 52.3%. These figures indicate a deep tenant base and support for leasing stability at the neighborhood level, per commercial real estate analysis from WDSuite. Relative to the Buffalo-Cheektowaga metro’s 301 neighborhoods, this renter concentration ranks in the top quartile, suggesting durable depth for multifamily absorption.
The property’s 2004 vintage is newer than the neighborhood’s average construction year of 1970. For investors, this typically translates to a competitive edge on finishes, systems, and curb appeal compared with older stock, while still warranting selective modernization planning as the asset approaches two decades in service.
Amenity access is mixed: national percentiles are competitive for parks (79th) and solid for restaurants (66th) and groceries (64th), while cafes and pharmacies are sparse in the immediate neighborhood. School ratings trend below national averages (37th percentile), which may matter for certain renter segments, but workforce-oriented demand often hinges more on commute access and value positioning.
Rents benchmark near the national middle (median contract rent rank and NOI per unit in the low-50s nationally), aligning with a rent-to-income ratio around 0.25. For investors, this suggests moderate affordability pressure and potential for steady renewal performance with prudent lease management. Within a 3-mile radius, recent data show a slight population increase and a modest rise in household counts, with forecasts indicating meaningful household growth by 2028; this points to a larger tenant base and supports occupancy durability, based on CRE market data from WDSuite.
Neighborhood-level crime metrics are limited in the current dataset for this location. Investors typically benchmark conditions against the Buffalo-Cheektowaga metro and corroborate with recent local sources to evaluate on-the-ground trends and property-level measures (lighting, access control, and management practices). Where comparable Inner Suburb areas have improved over time, steady occupancy can follow; verification with current public safety reports is recommended as part of diligence.
Proximity to established employers supports a broad renter pool and commute convenience for workforce households. Notable nearby employers include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (2.6 miles)
- M&T Bank Corp. — banking & financial services (5.6 miles) — HQ
- FedEx Trade Networks — logistics & trade services (7.9 miles)
- UnitedHealth Group — health insurance & services (9.5 miles)
- Thermo Fisher Scientific — life sciences (14.4 miles)
575 Cayuga Creek Rd offers a 2004-vintage, 100-unit profile in an Inner Suburb neighborhood where occupancy trends are strong and renter concentration is high. The asset should compete favorably versus older local stock while benefiting from a broad employment base and national-middle rent positioning that can support renewal stability with disciplined lease management. According to CRE market data from WDSuite, neighborhood occupancy sits in the upper tier nationally, while 3-mile demographics point to a larger tenant base ahead, underscoring demand resilience.
Key considerations include mixed amenity depth (limited cafes/pharmacies despite strong park and adequate grocery/restaurant access) and below-average school ratings, which may shape the resident mix. Income levels and a rent-to-income ratio near one-quarter suggest manageable affordability pressure if increases are paced with value delivery. Given the 2004 vintage, selective renovations and common-area enhancements can sharpen positioning without the heavier capex often associated with much older assets.
- Occupancy and renter concentration support leasing stability relative to metro peers.
- 2004 vintage offers competitive standing versus older neighborhood stock with targeted value-add potential.
- Proximity to diversified employers underpins a broad workforce renter base and retention.
- National-middle rent positioning aligns with moderate affordability pressure and pricing flexibility.
- Risks: mixed amenity depth, below-average school ratings, and the need to pace rent growth with income trends.