| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 60th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3580 Sowles Rd, Hamburg, NY, 14075, US |
| Region / Metro | Hamburg |
| Year of Construction | 1972 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3580 Sowles Rd Hamburg NY 60-Unit Multifamily
Steady renter demand and above-average neighborhood occupancy support lease stability, according to WDSuite s CRE market data. The suburban setting favors retention, with affordability that can help sustain collections through cycles.
This suburban Hamburg location offers a quiet, car-oriented environment with limited immediate retail and park density, which tends to suit residents prioritizing space and schools over walkable amenities. Neighborhood schools are a relative strength, with average ratings placing the area in the top quartile nationally and competitive among the 301 Buffalo-Cheektowaga neighborhoods.
Based on CRE market data from WDSuite, neighborhood occupancy is solid and above many U.S. neighborhoods, supporting income stability for multifamily. Median rents in the neighborhood sit in a middle range for the region, and the rent-to-income profile indicates manageable affordability pressure a positive for renewal prospects and lease management.
Vintage context matters: the property s 1972 construction is older than the neighborhood s typical 1990s-era stock. Investors should underwrite for building systems upgrades and common-area modernization, with potential value-add upside to improve competitive positioning against newer alternatives.
Unit tenure metrics show a smaller share of renter-occupied housing within the immediate neighborhood, implying a thinner local renter base. However, demographic statistics aggregated within a 3-mile radius show recent population growth and an increase in households, expanding the broader tenant pool and supporting occupancy. Home values in this part of Erie County are relatively accessible in regional context, which can introduce some competition from ownership, but strong schools and steady household growth continue to underpin multifamily demand.
Comparable safety context for this neighborhood is limited in the current dataset. WDSuite s coverage does not provide a definitive crime rank or national percentile for this specific area, so investors should benchmark local trends against the Buffalo-Cheektowaga metro and consult multiple sources for recent patterns. Framing risk at the neighborhood level rather than block-by-block is the most reliable approach for underwriting.
Proximity to established corporate employers supports commuter convenience and a diversified renter base, notably in healthcare, banking, logistics, and life sciences reflected below.
- McKesson — healthcare distribution (9.1 miles)
- M&T Bank Corp. — banking (9.5 miles) — HQ
- FedEx Trade Networks — logistics (12.8 miles)
- UnitedHealth Group — healthcare services (16.9 miles)
- Thermo Fisher Scientific — life sciences (19.5 miles)
This 60-unit property built in 1972 offers scale for operational efficiency with clear value-add angles tied to an older vintage. Neighborhood occupancy is healthy and above many areas nationally, which supports income durability, while median rents and a moderate rent-to-income profile suggest room for disciplined revenue management, according to CRE market data from WDSuite.
Household and population growth within a 3-mile radius are expanding the tenant base, and proximity to major employers broadens leasing draw beyond the immediate neighborhood. Accessible ownership costs in the submarket may create some competition with for-sale housing, but strong local schools and steady demand drivers help sustain renter interest over time.
- Occupancy above many U.S. neighborhoods supports revenue stability
- 1972 vintage positions the asset for targeted renovations and operational upside
- 3-mile household growth and nearby employers widen the renter pool and leasing reach
- Risk: relatively accessible ownership options can compete with rentals requiring focused retention and amenity strategy