| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 77th | Best |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10338 Main St, Clarence, NY, 14031, US |
| Region / Metro | Clarence |
| Year of Construction | 1978 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10338 Main St Clarence NY 75-Unit Multifamily Investment
Neighborhood fundamentals point to steady renter demand and strong schools, according to WDSuite’s CRE market data, supporting durable occupancy for a well-located suburban asset in the Buffalo-Cheektowaga metro.
The property sits in a suburban-rural pocket of Clarence that rates A- and ranks 49 out of 301 neighborhoods in the Buffalo-Cheektowaga metro—top quartile among 301 metro neighborhoods. This positioning reflects a balanced mix of livability drivers, with neighborhood occupancy around the mid-60s percentile nationally, which generally supports leasing stability for professionally managed multifamily.
School quality is a standout: the neighborhood s average school rating is at the 100th percentile nationally and ranks 1 of 301 metro neighborhoods, a factor that can reinforce retention for family-oriented renters. Daily needs are reasonably covered with restaurants, cafes, groceries, and parks tracking in the mid-50s to mid-70s national percentiles, though pharmacy access is limited locally.
Tenure patterns indicate an owner-leaning area. At the neighborhood level, about one-third of housing units are renter-occupied, signaling a more selective but stable renter base. Within a 3-mile radius, demographics show recent population holding roughly flat while households increased, and forecasts point to modest population contraction alongside continued household growth and smaller household sizes. For investors, this combination typically expands the renter pool and can support occupancy as more one- and two-person households seek rental options.
Income and affordability dynamics are favorable for rent collection and renewals. Neighborhood rent-to-income sits around the low-teens share, and median household incomes read above national midpoints. Home values sit near national mid-percentiles, implying a high-cost ownership market locally relative to incomes that can sustain renter reliance on multifamily housing without overextending lease burdens.
Comparable safety benchmarks for the immediate neighborhood are not available in the current WDSuite release. Investors typically triangulate conditions using regional crime trends, school performance, and demographic stability; here, very strong school ratings and stable household dynamics provide useful context, but direct crime comparisons should be validated against metro and police-reported datasets during diligence.
Nearby corporate offices create a diversified employment base that supports renter demand and commute convenience, led by healthcare, financial services, logistics, and life sciences employers listed below.
- McKesson corporate offices (11.2 miles)
- UnitedHealth Group corporate offices (13.1 miles)
- M&T Bank Corp. corporate offices (15.1 miles) HQ
- FedEx Trade Networks corporate offices (15.5 miles)
- Thermo Fisher Scientifc corporate offices (18.9 miles)
Built in 1978, the asset is newer than much of the surrounding housing stock, giving it a competitive edge versus prewar product while still offering value-add potential through system upgrades and modernizations. Neighborhood fundamentals are investor-friendly: top-quartile neighborhood rating within the Buffalo-Cheektowaga metro, nationally strong school performance, and occupancy metrics that indicate steady leasing conditions. According to CRE market data from WDSuite, local rent-to-income reads in a manageable low-teens range, which supports collections and renewal strategies.
Demand is reinforced by a diversified employment base within commuting distance and household growth within a 3-mile radius, even as population is forecast to edge lower—suggesting smaller household sizes and a broader renter pool over time. Counterpoints include owner-leaning tenure that can narrow the immediate renter base and neighborhood-level NOI per unit trends that track below national norms, both of which warrant conservative underwriting.
- Top-quartile neighborhood rank (49 of 301) with 100th-percentile school ratings supporting retention
- 1978 vintage offers competitive positioning versus older local stock with clear upgrade pathways
- Manageable rent-to-income and diversified nearby employers support occupancy stability
- 3-mile household growth and shrinking household size point to renter pool expansion
- Risks: owner-leaning tenure, limited pharmacy access, and neighborhood NOI per unit below national norms