| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 51st | Fair |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 93 Peppertree Dr, Buffalo, NY, 14228, US |
| Region / Metro | Buffalo |
| Year of Construction | 1972 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
93 Peppertree Dr Buffalo Multifamily Investment
Stabilizing renter demand and solid neighborhood occupancy trends support income durability, according to WDSuite’s CRE market data. With an established 1972 vintage and 84 units, the asset offers operational consistency with potential to modernize select interiors for competitive positioning.
Situated in Buffalo’s Inner Suburb (A- neighborhood rating), the property benefits from a tenant base supported by everyday conveniences and steady leasing dynamics. Neighborhood occupancy is strong relative to national benchmarks, and median contract rents in the area track slightly above national norms, per WDSuite. In the middle of this commercial real estate analysis, it’s notable that local rent-to-income sits below the national median, which can help retention and limit affordability pressure.
Amenity coverage is competitive among Buffalo-Cheektowaga’s 301 neighborhoods (amenity rank 95 of 301), with grocery and park access benchmarking above national averages. Average school ratings are below national medians, which may temper appeal for some family renters, but childcare access rates well versus peers. Neighborhood home values and the value-to-income ratio trend on the higher side nationally, indicating a high-cost ownership market that can reinforce reliance on multifamily rentals and support pricing power where finishes and operations are competitive.
Tenure data point to depth in the renter pool: the neighborhood shows a high share of renter-occupied housing units versus national norms, suggesting a larger addressable audience for leasing. Within a 3-mile radius, demographics indicate modest population growth alongside an increase in households and smaller average household sizes. This combination typically expands the renter pool and supports occupancy stability over time.
Vintage context is also relevant: construction year 1972 is older than the neighborhood’s average stock (1977). For investors, this often implies targeted capital planning for systems and common areas, while also presenting value-add potential through interior upgrades to better align with newer comparables and sustain leasing velocity.
Safety indicators are mixed and should be viewed in context. Compared with Buffalo-Cheektowaga’s metro peers, the neighborhood ranks 12 out of 301 on crime, placing it on the higher-crime side locally. At the same time, national benchmarking places the area in the safer-than-average range overall, with property offense rates trending favorably year over year, according to WDSuite.
Investors should note the recent volatility in violent offense trends even as broader indicators compare well nationally. Framed conservatively, the takeaway is that on-the-ground management, lighting, and access controls remain important for tenant experience and lease retention.
Nearby employers provide a diversified white-collar employment base that supports renter demand and commute convenience, including UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, M&T Bank Corp., and McKesson.
- UnitedHealth Group — healthcare services (2.5 miles)
- FedEx Trade Networks — logistics & trade services (5.1 miles)
- FedEx Trade Networks — logistics & trade services (7.1 miles)
- Thermo Fisher Scientific — life-science manufacturing/offices (7.8 miles)
- M&T Bank Corp. — banking & corporate offices (9.2 miles) — HQ
- McKesson — healthcare distribution offices (12.4 miles)
The 84-unit, 1972-vintage asset at 93 Peppertree Dr sits in a renter-supported Inner Suburb with above-average neighborhood occupancy and rents near national norms. Older construction relative to nearby stock points to clear value-add levers—targeted systems upgrades and interior renovations—to strengthen competitive positioning while leveraging a sizable renter-occupied presence and a high-cost ownership backdrop that sustains rental demand. Based on CRE market data from WDSuite, neighborhood rent-to-income appears manageable versus national medians, which can aid retention.
Within a 3-mile radius, population is growing modestly and households are increasing with smaller average household sizes, expanding the addressable tenant base. Employers within a commutable radius further support leasing stability, while school quality and safety trend variability are the main items to underwrite through operations and resident experience.
- Renter demand depth: high neighborhood renter-occupied share and modest 3-mile household growth support occupancy stability.
- Value-add potential: 1972 vintage creates scope for targeted CapEx and interior upgrades to drive rents.
- Affordability supports retention: rent-to-income sits below national medians, aiding renewal outcomes and pricing power management.
- Employer proximity: diversified nearby corporate offices underpin workforce housing demand and leasing stability.
- Key risks to underwrite: below-average school ratings and mixed safety signals call for active management and targeted community upgrades.