| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 825 Robin Rd, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1978 |
| Units | 80 |
| Transaction Date | 2021-09-30 |
| Transaction Price | $9,150,960 |
| Buyer | PARKSIDE AMHERST PRESERVATION HSNG DEV F |
| Seller | PARKSIDE AMHERST ASSOCIATES LP |
825 Robin Rd, Buffalo NY Multifamily Investment
Renter concentration in the surrounding neighborhood is elevated while overall neighborhood occupancy runs softer, suggesting a value-oriented leasing story with room to capture demand through upgrades, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of the Buffalo-Cheektowaga metro that is competitive among 301 metro neighborhoods (A- neighborhood rating). Neighborhood amenities skew toward daily needs rather than lifestyle retail: restaurants density tracks in the top quartile nationally, parks access is strong, and grocery coverage is above the national midpoint, while cafes and pharmacies are thinner. For investors, this mix supports workforce-oriented demand and steadier everyday traffic.
Neighborhood-level occupancy is measured for the neighborhood, not the property, and trends below national norms, indicating leasing may rely on value, management execution, and product differentiation. Offsetting this, the share of housing units that are renter-occupied is high relative to both the metro and the nation, pointing to a deep tenant base for multifamily.
Within a 3-mile radius, demographics show recent population growth with further expansion projected, along with a rising household count. This larger tenant base, paired with increasing median incomes and rent levels, supports occupancy stability and measured pricing power for well-positioned assets.
Home values in the immediate area are moderate for the region, and rent-to-income levels at the neighborhood scale indicate manageable affordability pressure. For operators, this context favors lease retention and targeted rent moves tied to renovations rather than aggressive top-line pushes.
Comparable public safety metrics for this neighborhood are limited in the available dataset, so investors should benchmark conditions against Buffalo-Cheektowaga metro norms and historical trends when underwriting. When block-level data is unavailable, prudent practice is to tie exposure to asset-specific controls (lighting, access management) and to observe surrounding commercial activity and occupancy patterns as leading indicators.
Nearby employers provide a diversified employment base that can support renter demand and reduce turnover risk, led by healthcare, logistics, life sciences, and banking roles listed below.
- UnitedHealth Group — healthcare services (4.8 miles)
- FedEx Trade Networks — global logistics (7.5 miles)
- FedEx Trade Networks — global logistics (9.0 miles)
- Thermo Fisher Scientifc — life sciences (10.2 miles)
- M&T Bank Corp. — banking (10.5 miles) — HQ
Built in 1978, this 80‑unit asset is older than the neighborhood’s average vintage, creating a clear path for value-add through unit renovations and system upgrades while planning for capital needs typical of late-1970s construction. At the neighborhood level, renter-occupied share is high, but measured occupancy runs softer; together this implies depth of demand with leasing outcomes hinging on execution and product positioning. Based on CRE market data from WDSuite, nearby amenities and park access are supportive, with limited cafe/pharmacy density emphasizing the property’s practical, workforce appeal.
Within a 3-mile radius, population and households have grown and are projected to continue expanding, which enlarges the tenant base and supports occupancy stability. Neighborhood rent-to-income levels suggest room for disciplined rent growth tied to improvements rather than outsized increases, while moderate regional home values reinforce reliance on rental options and can aid lease retention.
- 1978 vintage offers tangible value-add and modernization upside with appropriate capital planning.
- Elevated renter-occupied share indicates a deep tenant base for multifamily leasing.
- 3-mile population and household growth expand demand, supporting occupancy durability.
- Rent-to-income context supports measured rent moves tied to renovations and service quality.
- Risks: softer neighborhood occupancy and thinner cafe/pharmacy presence require competitive pricing, marketing, and operating execution.