| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 67 Vincennes St, Buffalo, NY, 14204, US |
| Region / Metro | Buffalo |
| Year of Construction | 1999 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
67 Vincennes St, Buffalo NY Multifamily Investment
1999 vintage, 64-unit scale positions this asset competitively versus older neighborhood stock while serving a deep renter base, according to WDSuite’s CRE market data. Expect stable working-class demand with pricing set by neighborhood dynamics rather than trophy submarket volatility.
The immediate neighborhood carries a B- rating and sits slightly below the metro median among 301 Buffalo–Cheektowaga neighborhoods. Amenity access is mixed: restaurants and parks index in the top quartile nationally, while pharmacies and cafes are limited. For investors, this translates to day-to-day convenience anchored by dining and green space, with fewer café-style third places and on-foot pharmacy options.
Renter-occupied housing in the neighborhood is material (about mid-40s share), which signals a meaningful multifamily tenant base. By comparison, demographics aggregated within a 3-mile radius indicate a higher renter concentration and ongoing renter pool expansion as households have increased over the last five years, reinforcing demand depth for professionally managed units.
Neighborhood occupancy rates are below national averages but have trended upward in recent years, suggesting gradual stabilization rather than late-cycle softness. Median contract rents in the neighborhood remain on the lower end for the region, which supports lease-up and retention in workforce-oriented product but caps near-term rent lift without renovation or service differentiation.
67 Vincennes St was built in 1999, notably newer than the area’s predominantly early-1900s housing stock. That vintage typically reduces near-term system risk versus older assets and can compete effectively on functionality; investors should still underwrite targeted modernization to capture value-add upside relative to legacy product.
Ownership dynamics show elevated home values relative to local incomes at the neighborhood level, which tends to sustain reliance on rentals even where absolute home prices appear low. Paired with a 3-mile radius outlook that shows population growth to date and projected increases in both population and households, the larger tenant base should support occupancy stability and steady leasing, based on CRE market data from WDSuite.
Safety indicators for the neighborhood track below the national average, and within the Buffalo–Cheektowaga metro the area reflects elevated crime relative to many neighborhoods. Investors should plan for standard security measures and active property management consistent with workforce assets in urban inner-suburb settings.
Trend-wise, violent offense rates have shown recent improvement compared with the prior year, while property crime measures have been more volatile. The mix points to a cautious but manageable operating posture: emphasize lighting, access control, and resident engagement to support retention and day-to-day operations.
Proximity to downtown financial services and regional corporate offices supports a steady commuter renter base. Nearby anchors include M&T Bank Corp., FedEx Trade Networks, McKesson, UnitedHealth Group, and Thermo Fisher Scientifc.
- M&T Bank Corp. — banking HQ (1.6 miles) — HQ
- FedEx Trade Networks — logistics (4.9 miles)
- McKesson — healthcare distribution (6.8 miles)
- UnitedHealth Group — healthcare services (8.9 miles)
- Thermo Fisher Scientifc — life sciences (11.9 miles)
This 64-unit, 1999-built multifamily asset benefits from a renter-driven location with improving occupancy trends at the neighborhood level and strong dining/park access that supports day-to-day livability. Newer vintage relative to nearby early-1900s housing should limit immediate capital intensity while leaving room for targeted renovations to differentiate and capture rent premiums within the local competitive set.
Demographics aggregated within a 3-mile radius point to population growth and a projected increase in households, expanding the tenant base and supporting occupancy stability over time. Neighborhood rent levels remain accessible for the market, aiding lease-up and retention; according to CRE market data from WDSuite, ownership costs relative to incomes in the area help sustain reliance on rentals, though operators should balance pricing power with affordability sensitivities.
- 64-unit scale in a renter-heavy trade area supports leasing efficiency and operating leverage.
- 1999 construction competes well versus older neighborhood stock, with value-add modernization potential.
- 3-mile radius population and household growth expand the tenant base and support occupancy stability.
- Amenity mix (parks, restaurants) enhances livability and resident retention at workforce price points.
- Risks: below-average safety metrics and affordability pressure require active management and calibrated rent strategies.