| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 56th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 W Ferry St, Buffalo, NY, 14222, US |
| Region / Metro | Buffalo |
| Year of Construction | 1980 |
| Units | 58 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
800 W Ferry St, Buffalo NY Multifamily Investment
Urban Core location with a renter-leaning housing base and steady household growth supports durable tenant demand, according to WDSuite’s CRE market data. 1980 vintage suggests potential for targeted upgrades to sharpen competitiveness against older nearby stock.
Positioned in Buffalo’s Urban Core, the neighborhood scores an A rating and ranks 18th among 301 metro neighborhoods, indicating competitive fundamentals for multifamily. Dining, grocery, cafe, and pharmacy access are strong by national comparison, with restaurant and cafe density in the upper tier nationally, which supports daily convenience and leasing appeal for renters.
Amenities are a clear strength: restaurant density sits in a high national percentile, and grocery, cafe, and pharmacy options are also comparatively abundant. While formal park acreage is limited in this immediate area, the overall amenity mix contributes to walkable daily needs. School ratings in the neighborhood track at the low end locally and nationally, so demand drivers here skew more toward young professionals and urban households than school-focused renters.
The property’s 1980 construction is newer than the neighborhood’s older building stock (average vintage skews early 20th century), which can enhance leasing versus nearby legacy assets. Investors should still expect normal long-hold capital planning for building systems and interiors to maintain a competitive position.
Renter concentration in the neighborhood is a majority share of housing units, indicating a deep tenant base that can support lease-up and renewal activity. Within a 3-mile radius, recent population and household growth, alongside forecasts for additional household expansion, point to a larger tenant pool and support for occupancy stability. Elevated home values in the neighborhood relative to incomes reinforce reliance on multifamily, aiding pricing power and retention, a view supported by commercial real estate analysis from WDSuite.
Neighborhood occupancy has trended upward over the past five years, though the current level sits below national norms. Median rents locally have risen in recent years, but rent-to-income levels suggest manageable affordability pressure, supporting tenant retention with prudent lease management.
Safety trends in this neighborhood are below national norms, with crime levels ranking worse than the metro median among 301 Buffalo–Cheektowaga neighborhoods. Nationally benchmarked indicators place the area in lower safety percentiles, signaling that operators should incorporate security-minded property management and resident engagement into underwriting assumptions.
Recent year data also show an uptick in property offenses, while violent offense indicators remain elevated versus national averages. Investors typically mitigate these risks through lighting, access control, and coordination with local resources, balancing the safety profile against the location’s renter demand drivers.
Proximity to major employers supports a steady commuter renter base and helps retention. Nearby anchors include M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, McKesson, and Thermo Fisher Scientifc.
- M&T Bank Corp. — banking & financial services (1.9 miles) — HQ
- FedEx Trade Networks — logistics & trade services (1.9 miles)
- UnitedHealth Group — healthcare services (5.5 miles)
- McKesson — healthcare distribution (8.5 miles)
- Thermo Fisher Scientifc — life sciences (8.8 miles)
This 58-unit asset at 800 W Ferry St benefits from a deep renter pool in an A-rated Urban Core neighborhood with strong amenity access and proximity to major employers. The area’s renter-occupied share and household growth within a 3-mile radius point to sustained multifamily demand and support for occupancy stability. Based on CRE market data from WDSuite, neighborhood occupancy has improved over the past five years while rents have advanced, and elevated home values relative to incomes tend to reinforce reliance on rental housing.
Built in 1980, the property is newer than much of the surrounding stock, offering a foundation for targeted value-add—modernizing interiors and building systems—to position against older comparables. Key underwriting considerations include below-national-norm safety metrics and school performance that may not be a primary draw for family renters; however, amenity depth and employer access underpin tenant retention potential.
- Urban Core location with top-tier amenity access supports leasing velocity and retention
- Majority renter-occupied neighborhood and growing 3-mile household base expand the tenant pool
- 1980 vintage offers value-add potential versus older nearby stock through targeted upgrades
- Elevated local home values relative to incomes reinforce multifamily demand and pricing power
- Risks: below-national safety metrics and low school ratings require prudent operations and underwriting