| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 65th | Good |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 745 Indian Church Rd, Buffalo, NY, 14224, US |
| Region / Metro | Buffalo |
| Year of Construction | 2003 |
| Units | 55 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
745 Indian Church Rd Buffalo Multifamily Investment
Neighborhood occupancy is strong and the asset’s 2003 vintage is relatively competitive for this submarket, according to WDSuite’s CRE market data. Expect steady renter interest driven by broader area fundamentals rather than property-specific concessions.
This suburban pocket of Buffalo-Cheektowaga shows resilient renter demand with the neighborhood’s occupancy trending in the top quartile nationally and competitive among Buffalo-Cheektowaga neighborhoods (301 total), based on WDSuite’s CRE market data. The immediate neighborhood has a lower renter concentration, while the 3-mile area aggregates a larger renter base, which helps support leasing and retention across a wider catchment.
Vintage matters here: the average neighborhood construction year skews older, while this property was built in 2003. That positions the asset as relatively newer versus nearby stock, improving competitive standing; investors should still plan for mid-life system updates or select renovations to maintain positioning.
Amenities are serviceable for daily needs. Pharmacy access ranks competitive in the metro (301 neighborhoods) and sits in a high national percentile, and dining and cafés also compare favorably to many peer neighborhoods. These patterns point to everyday convenience that supports tenant satisfaction, even if destination retail is not the primary draw.
Within a 3-mile radius, population and households indicate a stable-to-expanding tenant base, with projections calling for household growth and smaller average household sizes. For multifamily property research, that combination typically widens the renter pool and supports occupancy stability as more one- and two-person households enter the market.
Ownership costs in the broader area remain moderate by national standards, and neighborhood rent-to-income metrics signal manageable affordability pressure. That backdrop can aid lease retention and measured pricing power, though investors should monitor any shifts that could increase competition from ownership options.
Safety indicators compare favorably at the national level, with both violent and property offenses placed in the top quartile of safer neighborhoods nationwide. Recent trends also show a notable year-over-year decline in estimated property offenses, suggesting an improving local environment rather than a short-term fluctuation.
As with any metro, conditions can vary block to block, so underwriting should focus on submarket and neighborhood trends rather than isolated incidents. The national percentile context here supports renter retention and leasing narratives without relying on sensational claims.
Nearby employers provide a diversified white-collar and healthcare-oriented employment base that supports renter demand and commute convenience. The list below highlights key corporate offices within a reasonable drive that can contribute to tenant stability and leasing velocity.
- McKesson — healthcare distribution (2.5 miles)
- M&T Bank Corp. — banking (5.4 miles) — HQ
- FedEx Trade Networks — logistics & trade services (8.3 miles)
- UnitedHealth Group — healthcare services (10.7 miles)
- Thermo Fisher Scientifc — life sciences (15.1 miles)
745 Indian Church Rd offers a 2003 vintage in a neighborhood where much of the stock is older, providing relative competitive positioning with potential to capture demand without heavy concessions. Neighborhood occupancy is strong versus national benchmarks, and the broader 3-mile area shows a projected increase in households and a tendency toward smaller household sizes, which typically supports a larger tenant base and steady absorption. According to CRE market data from WDSuite, rent-to-income dynamics indicate manageable affordability pressure, reinforcing retention and measured rent growth potential.
The investment case centers on durable renter demand supported by everyday amenities and access to major employers, with value-add concentrated on selective modernization as systems reach mid-life. Balanced underwriting should consider the immediate neighborhood’s lower renter concentration and limited nearby parks/childcare as factors for certain household segments.
- 2003 vintage offers relative competitiveness versus older local stock; plan for targeted mid-life upgrades
- Top-quartile neighborhood occupancy nationally supports cash flow stability
- 3-mile radius shows household growth and smaller household sizes, expanding the renter pool
- Employment access across banking, healthcare, and logistics underpins demand and retention
- Risks: lower renter concentration immediately around the asset and limited park/childcare density may temper appeal for some households