| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 74th | Best |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11 Sean Riley, Getzville, NY, 14068, US |
| Region / Metro | Getzville |
| Year of Construction | 2002 |
| Units | 24 |
| Transaction Date | 2022-05-16 |
| Transaction Price | $4,350,000 |
| Buyer | SUMMIT MILLERSPORT I LLC |
| Seller | MILLERSPORT GARDENS LLC |
11 Sean Riley, Getzville NY Multifamily Investment
Neighborhood occupancy trends are above the metro median, supporting stable renter demand for a 24-unit asset, according to WDSuite’s CRE market data. With a suburban profile and steady household formation nearby, leasing durability is a core appeal.
Getzville’s suburban setting combines steady renter demand with a higher-income resident base, which can translate into durable collections and lower turnover for well-managed assets. Neighborhood rents benchmark in the upper tier within the Buffalo-Cheektowaga metro, while occupancy performance is above the metro median, signaling healthy absorption and renewal potential in this area.
Livability reflects a quiet, car-oriented environment. Cafes, childcare, and parks index above nationwide midpoints, but grocery and pharmacy options are limited within the neighborhood, so residents typically rely on nearby corridors for daily needs. For investors, this mix points to convenience for everyday services but not a fully walkable retail package.
The building stock here tends to be older, and a 2002 vintage asset is comparatively newer than much of the surrounding inventory. That positioning can support competitive leasing versus older properties, though investors should still plan for modernization of systems and common areas as part of long-term capital strategy.
Within a 3-mile radius, the population and household counts have grown and are projected to continue expanding, indicating a larger tenant base over time. Median incomes are strong locally, and rent-to-income readings suggest manageable affordability pressure, which can support retention and pricing discipline when paired with thoughtful lease management. Elevated home values in the neighborhood context also tend to reinforce reliance on multifamily rentals, helping sustain demand.
Comparable neighborhood safety metrics are not available from WDSuite for this location. Investors often benchmark conditions using city and county crime resources and property-level operating history to contextualize resident experience and retention risk.
The area draws from a diverse employment base that supports commuter convenience and renter retention, including health insurance, logistics, life sciences, banking, and healthcare distribution employers listed below.
- UnitedHealth Group — health insurance (6.1 miles)
- FedEx Trade Networks — logistics (8.7 miles)
- Thermo Fisher Scientifc — life sciences (11.2 miles)
- M&T Bank Corp. — banking (11.7 miles) — HQ
- McKesson — healthcare distribution (12.8 miles)
Constructed in 2002 with 24 units averaging roughly 700 square feet, the property is newer than much of the local stock, offering relative competitive positioning versus older assets. According to CRE market data from WDSuite, the neighborhood’s occupancy performance sits above the metro median, aligning with an expanding 3-mile renter pool and higher local incomes that help support collections and renewal velocity. Elevated for-sale home values in the area further sustain multifamily reliance, aiding leasing stability.
Investor considerations include a suburban amenity pattern where cafes, childcare, and parks are present but grocery and pharmacy options are limited within the immediate neighborhood, and a renter-occupied share that is lower than dense urban cores. These factors can shape leasing velocity and marketing strategy, while the 2002 vintage suggests planning for ongoing system updates and selective renovations to maintain competitive standing.
- Newer 2002 vintage versus neighborhood average supports competitive positioning and moderated near-term capex.
- Above-metro-median neighborhood occupancy and growing 3-mile renter base support leasing durability.
- Higher local incomes and elevated ownership costs reinforce rental demand and retention.
- Amenity mix favors a quiet, car-oriented lifestyle; limited nearby grocery/pharmacy may affect walkability appeal.
- Risk: modest renter concentration relative to urban cores and aging systems over time may require targeted upgrades.