| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 77th | Best |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 206 Maple Rd, East Aurora, NY, 14052, US |
| Region / Metro | East Aurora |
| Year of Construction | 1993 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
206 Maple Rd, East Aurora NY Multifamily Investment
Neighborhood occupancy is at the top of the metro, supporting stable leasing conditions at the property level, according to CRE market data from WDSuite. This submarket’s renter demand is underpinned by strong incomes and a predominantly ownership-oriented housing base, which can sustain consistent absorption for quality rentals.
East Aurora sits within the Buffalo-Cheektowaga metro and scores an A- neighborhood rating. The area ranks 78 out of 301 metro neighborhoods overall — above the metro median — with demographics in the top quartile among 301, signaling a solid consumer base for multifamily, based on WDSuite’s CRE market data.
At the neighborhood level, occupancy trends are among the strongest in the region (100th percentile nationally), indicating tight conditions for existing rental stock; this reference is to neighborhood occupancy, not the property. Amenities are adequate rather than dense: restaurants and grocery access track near national mid ranges (roughly low- to mid-50s percentiles), while cafes index stronger (around the 75th percentile). Childcare and park access are comparatively thin locally, a consideration for targeting household segments and amenity positioning.
Renter-occupied share is low at the neighborhood level, pointing to a predominantly ownership-oriented housing stock and a more selective, but potentially stickier, renter pool. Within a 3-mile radius, demographics are aggregated to show recent population growth and an expanding household count over the last five years, with forecasts calling for further increases in households even as population edges down — a composition shift that can expand the tenant base for well-positioned multifamily and support occupancy stability.
The local housing stock skews older (average construction year 1945). By comparison, the subject’s 1993 vintage is materially newer than neighborhood norms, which can reduce near-term capital exposure versus pre-war assets while still leaving room for targeted modernization to compete with renovated peers.
Home values in the neighborhood track above national mid ranges (around the 69th percentile) while household incomes are comparatively strong (mid-70s percentile). In investor terms, a high-cost ownership market paired with solid incomes tends to reinforce renter reliance on multifamily housing and can support pricing power, provided rent-to-income remains managed. Neighborhood rent levels have trended upward in recent years and are projected to continue rising, per WDSuite’s market data.
Comparable crime data at the neighborhood level are not available in this dataset. Investors typically benchmark local trends against metro and county baselines to gauge relative safety and leasing implications. In the absence of directly comparable metrics, underwriting can incorporate observable neighborhood stability indicators (income strength, occupancy performance) and standard due diligence on recent trend lines.
Proximity to regional employers supports commute convenience and helps stabilize renter demand, particularly for professionals and healthcare/financial services workers. Nearby anchors include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution offices (7.6 miles)
- M&T Bank Corp. — financial services (15.1 miles) — HQ
- FedEx Trade Networks — logistics/transportation (18.0 miles)
- UnitedHealth Group — healthcare services (19.6 miles)
- Thermo Fisher Scientifc — life sciences (24.6 miles)
206 Maple Rd offers 32 units in a suburban East Aurora location where neighborhood occupancy ranks at the top of the metro, indicating tight supply and supporting stable cash flow potential. The submarket’s ownership-heavy housing base suggests a selective renter pool, while incomes trend well above national mid ranges — dynamics that can sustain demand for quality rentals and support retention. According to CRE market data from WDSuite, neighborhood amenities are serviceable and rents have been moving upward, aligning with a thesis centered on durable tenancy over outsized lease-up velocity.
Built in 1993, the property is materially newer than the area’s older housing stock, which can limit immediate capital needs relative to pre-war assets while presenting value-add opportunity through targeted interior and systems updates. Within a 3-mile radius, households have grown and are projected to increase further even as population modestly contracts — a shift in composition that can expand the tenant base and support occupancy stability for well-positioned multifamily.
- Tight neighborhood occupancy supports stable leasing and pricing discipline.
- 1993 vintage is newer than surrounding stock, with targeted renovation and repositioning upside.
- Strong nearby income profile and proximity to major employers underpin demand depth.
- Directionally rising rents provide potential for incremental revenue management.
- Risk: ownership-heavy neighborhood limits renter concentration; marketing should target segments with commute and lifestyle fit.