| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 Robin Rd, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1974 |
| Units | 24 |
| Transaction Date | 2021-09-30 |
| Transaction Price | $9,150,960 |
| Buyer | PARKSIDE AMHERST PRESERVATION HSNG DEV F |
| Seller | PARKSIDE AMHERST ASSOCIATES LP |
801 Robin Rd, Buffalo NY Multifamily Investment
Renter-occupied housing is prevalent at the neighborhood level, pointing to a durable tenant base even as occupancy trends vary, according to WDSuite s CRE market data.
This Inner Suburb neighborhood rates in the top quartile among 301 metro neighborhoods, supported by everyday conveniences and steady renter demand drivers. Dining density is competitive nationally while parks access is strong, and grocery options are above typical levels. Caf e9 and pharmacy counts are thinner, which can modestly impact walk-to retail but does not materially undercut drivetime convenience for residents.
The neighborhood b4s renter-occupied share is high compared with peers, indicating depth in the tenant pool and supporting leasing resilience for multifamily assets. By contrast, neighborhood occupancy performance sits below the metro median (lower national quartile), so asset-level execution on marketing, unit readiness, and renewals may be more important to maintain stability.
Within a 3-mile radius, population and household counts have grown and are projected to expand further over the next five years, implying a larger tenant base and more renters entering the market. Smaller average household sizes versus prior periods suggest continued demand for one- and two-bedroom product, while rising household incomes support rent levels and renewal capture. Home values are elevated relative to incomes locally, which tends to sustain reliance on rental housing and can aid lease retention. Rent-to-income metrics indicate manageable affordability pressure, warranting routine lease management focus rather than aggressive pricing assumptions.
Median asking rents in the neighborhood sit near national mid-range levels and have trended upward over the past five years. Compared with Buffalo-Cheektowaga and national patterns, this points to balanced pricing power without the volatility seen in faster-cycling urban submarkets, based on CRE market data from WDSuite.
Comparable safety benchmarks for this neighborhood are not available in the current WDSuite release. Investors typically evaluate safety alongside leasing performance, demographics, and amenities; in the absence of ranked metrics, underwriting should rely on property-level history, insurer feedback, and lender diligence for additional context.
Nearby employers provide a diversified white-collar employment base that supports renter demand and commute convenience for residents, including UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, M&T Bank Corp., and McKesson.
- UnitedHealth Group healthcare & insurance services (4.9 miles)
- FedEx Trade Networks logistics & trade services (7.5 miles)
- Thermo Fisher Scientifc life sciences offices (10.3 miles)
- M&T Bank Corp. financial services (10.5 miles) HQ
- McKesson healthcare distribution offices (12.1 miles)
Built in 1974, the property is older than the neighborhood b4s average vintage, which points to potential value-add through targeted renovations and systems upgrades as part of capital planning. Strong renter-occupied concentration in the surrounding area supports a deep tenant base, while below-metro occupancy at the neighborhood level suggests that hands-on leasing and renewals will be important to sustain stability.
Within a 3-mile radius, recent population growth and a projected increase in households over the next five years indicate renter pool expansion that can aid occupancy and lease-up. Median rents are mid-market locally and have risen over time; combined with elevated ownership costs relative to incomes, this supports consistent demand for rental units. These dynamics are observable across Buffalo-Cheektowaga but are notably balanced here, according to CRE market data from WDSuite.
- Renter-heavy neighborhood supports depth of demand and renewals
- 1974 vintage offers value-add and modernization upside through selective CapEx
- 3-mile radius shows population and household growth, expanding the tenant base
- Mid-market rent positioning with rising trend supports balanced pricing power
- Risk: neighborhood occupancy sits below metro median, requiring active leasing and retention management