| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 78th | Best |
| Amenities | 34th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9500 Transit Rd, East Amherst, NY, 14051, US |
| Region / Metro | East Amherst |
| Year of Construction | 2013 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9500 Transit Rd, East Amherst NY Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and high occupancy at the submarket level, based on CRE market data from WDSuite. These indicators reflect the neighborhood, not this property, and suggest steady performance potential in a suburban, higher-income pocket of the Buffalo-Cheektowaga metro.
East Amherst presents a suburban profile with strong household incomes and schooling that ranks at the top of the metro. Average school ratings are among the best in the region (top of 301 metro neighborhoods) and land in the top percentile nationally, a signal that supports family-oriented renter demand and lease retention.
Neighborhood occupancy is ranked first among 301 metro neighborhoods, indicating exceptionally tight conditions at the neighborhood level; investors should view this as a favorable backdrop for stabilizing rent rolls while noting that this metric reflects neighborhood occupancy, not the property. Median contract rents and home values benchmark above most metro areas, and the rent-to-income profile is favorable for lease management, supporting pricing discipline without overreliance on concessions.
Amenity access is competitive among Buffalo-Cheektowaga neighborhoods (amenities rank within the more competitive half of 301), with restaurants, pharmacies, and cafes accessible at levels that align with suburban living. However, neighborhood counts for parks and formal childcare are low within the immediate boundary; this can be mitigated by broader regional access but is a consideration for tenant mix and marketing.
Within a 3-mile radius, demographics show a large, affluent household base and a modestly expanding population, with WDSuite data indicating growth in households over the next five years that should broaden the renter pool. The share of renter-occupied units is roughly one-third at the neighborhood level, which implies a solid but selective tenant base for multifamily, particularly for quality assets catering to professionals and families.
Vintage matters here: the average neighborhood construction year trends older (late 1980s), while this asset’s 2013 delivery positions it as comparatively newer stock. That relative youth can reduce near-term capital expenditures while offering a competitive edge versus older alternatives, though targeted modernization may still be appropriate for systems and amenities over a long hold.
WDSuite does not publish a current neighborhood crime rank for this area, so investors should benchmark safety using consistent, neighborhood-scale sources and compare trends to Buffalo-Cheektowaga and Erie County. A practical approach is to review multi-year trend lines, assess property-level lighting and access controls, and incorporate insurer and lender requirements into underwriting.
The area draws from a diversified regional employment base that supports commuter-friendly renter demand, including roles in healthcare, logistics, banking, and life sciences. Key nearby employers include UnitedHealth Group, FedEx Trade Networks, McKesson, M&T Bank Corp., and Thermo Fisher Scientific.
- UnitedHealth Group — healthcare services (8.4 miles)
- FedEx Trade Networks — logistics & trade (11.1 miles)
- McKesson — healthcare distribution (12.5 miles)
- M&T Bank Corp. — banking & financial services (13.0 miles) — HQ
- Thermo Fisher Scientific — life sciences (13.8 miles)
9500 Transit Rd offers a 2013-vintage, 120-unit asset positioned in a high-performing suburban neighborhood of the Buffalo-Cheektowaga metro. Neighborhood occupancy ranks first among 301 metro neighborhoods, indicating tight conditions that can support stable rent rolls; this is a neighborhood metric, not a property measure. Strong household incomes and top-tier schools reinforce retention and depth for professionally managed apartments.
The asset’s newer vintage versus the area’s late-1980s average provides relative competitiveness and can moderate near-term capital needs, while targeted upgrades can enhance positioning over a long hold. According to CRE market data from WDSuite, the local rent-to-income profile and expanding 3-mile household base point to a larger tenant pool and sustained leasing, although lower park and childcare counts within the neighborhood boundary and a smaller renter share compared with ownership-heavy suburbs warrant conservative lease-up and marketing assumptions.
- Tight neighborhood occupancy (top in a 301-neighborhood metro) supports rent and retention; metric reflects neighborhood, not property
- 2013 construction offers competitive positioning versus older local stock and may reduce near-term capex
- High-income households and top-tier schools underpin demand for quality rentals and stable tenancy
- 3-mile household growth expands the renter pool, supporting occupancy stability over the hold
- Risks: lower neighborhood parks/childcare counts and a smaller renter-occupied share can narrow the target tenant base and slow lease-up