| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 51st | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 65 W Summerset Ln, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1974 |
| Units | 56 |
| Transaction Date | 2018-03-06 |
| Transaction Price | $2,900,000 |
| Buyer | SUMMERSET APARTMENTSE LLC |
| Seller | ALMAS AHMED SUCCESSOR |
65 W Summerset Ln Buffalo Inner-Suburb Multifamily
According to WDSuite’s CRE market data, the surrounding neighborhood shows above-median occupancy and steady renter demand, indicating potential income stability for a well-managed asset.
Positioned in an inner-suburb pocket of Buffalo-Cheektowaga, this address benefits from a high-performing neighborhood (A rating) that ranks 19th out of 301 metro neighborhoods—firmly above the metro median. Amenity access is competitive for the submarket, with grocery, cafes, parks, and pharmacies placing the area in the top quartile locally and around the upper third nationally, per WDSuite’s CRE market data.
Neighborhood occupancy trends are a core strength. The area posts an occupancy level near the top quartile nationally and above the metro median, with gains over the past five years that support underwriting for stabilized operations rather than heavy lease-up assumptions. At the same time, rent-to-income sits around 0.16, suggesting manageable affordability pressure that can aid retention without relying on outsized concessions.
Tenure patterns point to reliable multifamily demand. Roughly two-fifths of housing units in the neighborhood are renter-occupied, indicating a meaningful tenant base. Within a 3-mile radius, the renter-occupied share is closer to one-third, which balances depth of demand with some competition from ownership options—useful context for lease management and renewal strategies.
Demographics within a 3-mile radius show population and household growth over the last five years, with forecasts indicating further increases in both households and incomes through 2028. This expansion implies a larger tenant base and supports occupancy stability. Median home values in the neighborhood sit in a mid-range context for the region, which can sustain renter reliance on multifamily housing while keeping pricing strategies disciplined rather than aggressive.
Vintage in the immediate area averages late-1970s; by comparison, the subject’s 1974 construction is slightly older, which points to potential value-add through selective interior refresh, systems modernization, and exterior/common-area upgrades to remain competitive versus nearby stock.
Safety indicators for this neighborhood are not available in the current WDSuite datasets. Investors typically benchmark neighborhood trends against the broader Buffalo-Cheektowaga metro and review owner records, insurance quotes, and local comparables to assess operating practices and potential security-related capital needs.
The area draws from a diversified employment base that supports renter demand and commute convenience, including healthcare, logistics, life sciences, financial services, and distribution noted below.
- UnitedHealth Group — healthcare services (3.8 miles)
- FedEx Trade Networks — logistics & freight (6.0 miles)
- Thermo Fisher Scientifc — life sciences (7.8 miles)
- M&T Bank Corp. — financial services (10.9 miles) — HQ
- McKesson — healthcare distribution (14.2 miles)
65 W Summerset Ln sits in an A-rated inner-suburban neighborhood that outperforms much of the Buffalo-Cheektowaga metro on occupancy and amenity access. The 1974 vintage is slightly older than nearby stock, creating an avenue for targeted renovations and systems upgrades to enhance competitive positioning and support rent trade-outs without overreaching on pricing.
Neighborhood occupancy trends are above the metro median and near the top quartile nationally, according to CRE market data from WDSuite, while rent-to-income around the mid-teens supports retention and disciplined rent growth management. Within a 3-mile radius, recent and projected increases in population and households point to a larger renter pool, reinforcing demand for well-managed workforce-oriented units.
- A-rated submarket with above-median occupancy and competitive amenities
- 1974 vintage offers value-add potential via interior and systems modernization
- 3-mile growth in population and households expands the local renter base
- Balanced affordability (rent-to-income near mid-teens) supports retention and pricing discipline
- Risks: aging physical plant may require capex; accessible ownership options can temper pricing power