| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 77th | Best |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 208 Maple Rd, East Aurora, NY, 14052, US |
| Region / Metro | East Aurora |
| Year of Construction | 2001 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
208 Maple Rd, East Aurora NY — 25-Unit Multifamily Opportunity
Neighborhood occupancy is reported at the top of the metro range with an owner-leaning housing base, suggesting stable demand for well-positioned rentals, according to WDSuite s CRE market data. A 2001 vintage provides competitive positioning versus older local stock while still allowing for targeted upgrades.
Located in East Aurora within the Buffalo-Cheektowaga metro, the neighborhood carries an A- rating and reads as a suburban environment with steady housing fundamentals. Neighborhood occupancy is measured at 100% (neighborhood-level, not the property), ranking 1 out of 301 metro neighborhoods, which supports lease stability for quality assets based on CRE market data from WDSuite.
Amenity density is mixed: cafes score competitive among Buffalo-Cheektowaga neighborhoods (rank 97 of 301), while groceries and restaurants sit closer to metro averages. Parks and pharmacies are limited in immediate proximity, so residents may rely on nearby town centers for services. These patterns point to convenience for daily needs but not a high-amenity urban core.
The 2001 construction year is newer than the neighborhood s older housing stock (average 1945), which can enhance curb appeal and operating efficiency versus legacy assets. Investors should still plan for normal-cycle capital items as systems age, but the relative vintage positions the asset competitively against much older comparables.
Tenure skews heavily toward owners at the neighborhood level (low renter-occupied share), implying a smaller immediate renter pool but potentially longer resident tenure and less turnover pressure. Within a 3-mile radius, population grew in recent years and households increased, with forecasts indicating a modest population dip alongside further household growth—conditions that can expand the renter base and support occupancy even as demographics evolve.
Home values benchmark above many U.S. neighborhoods and household incomes are strong for the region. This high-cost ownership context can sustain reliance on rental options, supporting retention and pricing discipline for well-managed multifamily communities.
Comparable, neighborhood-level safety metrics were not available in WDSuite for this location. Investors typically benchmark against broader Buffalo-Cheektowaga trends and monitor owner-occupancy, amenity mix, and leasing stability as indirect indicators. Standard underwriting should include third-party crime and insurance checks to align premiums and risk management with current conditions.
Proximity to established corporate offices supports commuter demand and lease retention, with a mix of healthcare, financial services, logistics, and life sciences represented by McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (7.6 miles)
- M&T Bank Corp. — financial services (15.1 miles) — HQ
- FedEx Trade Networks — logistics (18.0 miles)
- UnitedHealth Group — healthcare services (19.5 miles)
- Thermo Fisher Scientific — life sciences (24.6 miles)
This 25-unit, 2001-vintage property benefits from a neighborhood with top-ranked occupancy and an owner-leaning housing base, creating a stable setting for professionally managed rentals. Newer construction relative to local stock provides competitive differentiation versus older properties while leaving room for targeted value-add to modernize finishes and common areas. Within a 3-mile radius, recent population and household gains, and forecasts for additional household growth, point to a broader tenant base and support for leasing continuity, according to commercial real estate analysis from WDSuite.
Demand is further reinforced by proximity to major employers across healthcare, finance, logistics, and life sciences. Key watch items include the neighborhood s smaller renter concentration and limited nearby parks/pharmacies, which place a premium on asset-level amenities and effective marketing to capture a defined but stable renter pool.
- Neighborhood occupancy at the top of the metro supports lease stability (neighborhood metric, not property-specific).
- 2001 vintage competes well against older local stock, with targeted value-add potential.
- 3-mile household growth and strong incomes expand the renter base and underpin retention.
- Access to diversified employers aids day-to-day leasing and renewals.
- Risks: owner-leaning tenure limits immediate renter depth; amenity gaps require property-level offerings and proactive leasing.