| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 56th | Fair |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6657 Erie Rd, Derby, NY, 14047, US |
| Region / Metro | Derby |
| Year of Construction | 1972 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6657 Erie Rd, Derby NY 41-Unit Multifamily
Neighborhood occupancy has been resilient and pricing remains manageable for local incomes, according to WDSuite’s CRE market data, supporting stable renter demand in Derby within the Buffalo-Cheektowaga metro.
This Derby address sits in a Rural neighborhood rated B and ranked 114 out of 301 within the Buffalo-Cheektowaga metro, placing it competitive among Buffalo-Cheektowaga neighborhoods. Local occupancy is above many U.S. neighborhoods by national comparison, which typically supports steadier cash flow at multifamily assets; this is a neighborhood-level indicator, not the property’s own performance.
Daily needs are present but limited in density. Cafes and parks index above national midpoints (around the 60s percentiles), pharmacies track similarly, while grocery density is thinner and restaurants are sparse. For families, average school ratings near 3.0 with a rank of 37 out of 301 — top quartile among metro neighborhoods — reinforcing livability for longer-term residents.
Home values in the area are moderate relative to incomes, and the neighborhood’s rent-to-income ratio sits high in national percentile terms, signaling lower affordability pressure for renters and potentially aiding lease retention. That said, a more accessible ownership landscape can temper pricing power, so operators often prioritize renewal management and amenity-driven differentiation over outsized rent steps.
Demographic statistics aggregated within a 3-mile radius indicate recent population growth with a projected expansion in both population and households over the next five years, pointing to a larger tenant base ahead. Even with a lower renter-occupied share at the neighborhood level, rising household counts can still translate into incremental multifamily demand, particularly for well-managed, well-located workforce housing.
Vintage context: the neighborhood’s average construction year trends older (mid-20th century), while the subject property was built in 1972. Being newer than much of the local stock can enhance competitiveness versus legacy assets, though age-related systems may still warrant targeted capital planning and selective value-add upgrades to meet current renter expectations.
Neighborhood-specific crime metrics are not available in WDSuite for this location. Investors typically review multi-year, neighborhood-level trends and compare them with metro-wide patterns in Buffalo-Cheektowaga for context, alongside on-the-ground diligence. Where data is limited, prudent underwriting applies conservative assumptions and places added emphasis on property operations, lighting, access control, and resident engagement.
Proximity to regional corporate offices supports commuter convenience and helps diversify the renter base, with notable employers within roughly 14–22 miles that draw a steady workforce to the area.
- M&T Bank Corp. — corporate offices (13.5 miles) — HQ
- McKesson — corporate offices (15.5 miles)
- FedEx Trade Networks — corporate offices (16.0 miles)
- UnitedHealth Group — corporate offices (20.7 miles)
- Thermo Fisher Scientific — corporate offices (21.6 miles)
Built in 1972 with 41 units, this asset competes against an older housing base, offering a relative advantage versus mid-century stock while leaving room for selective modernization to capture value-add upside. Neighborhood indicators show above-average occupancy nationally and a rent-to-income profile that points to manageable renter affordability — factors that can support retention and steadier operations. According to CRE market data from WDSuite, the surrounding amenities skew practical rather than dense, with schools ranking in the metro’s top quartile.
Demographics aggregated within 3 miles show recent population gains and forecasted expansion in both population and households, suggesting a growing tenant pool even as the local renter-occupied share remains lower than many urban submarkets. Taken together, these dynamics favor a durable, workforce-oriented strategy emphasizing renewal management, modest rent steps, and targeted upgrades, while acknowledging that a more ownership-leaning area can moderate near-term pricing power.
- Competitive versus older neighborhood stock; 1972 vintage supports value-add repositioning.
- Neighborhood occupancy trends above many U.S. areas, supporting income stability (neighborhood metric, not property-specific).
- Rent-to-income profile indicates lower affordability pressure, aiding renewals and collections management.
- 3-mile forecasts point to population and household growth, expanding the potential renter base.
- Risk: lower renter concentration and limited restaurant/retail density may temper rent growth and leasing velocity.