| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 60th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3750 Heatherwood Dr, Hamburg, NY, 14075, US |
| Region / Metro | Hamburg |
| Year of Construction | 2012 |
| Units | 114 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3750 Heatherwood Dr, Hamburg NY Multifamily Investment
Built in 2012, this suburban asset benefits from steady neighborhood occupancy and strong local school fundamentals, according to WDSuite’s CRE market data.
Located in a suburban cluster of the Buffalo–Cheektowaga metro, the immediate neighborhood trends above the national median for occupancy and posts a C+ neighborhood rating among 301 metro neighborhoods, per WDSuite. School quality is a relative strength, with the average rating ranking 11th out of 301 — effectively top quartile nationally — which supports leasing stability for family-oriented renters.
Amenity density in the immediate blocks is limited, indicating an auto-oriented setting; residents typically draw services from broader Hamburg and the Southtowns. That profile can reduce walkable convenience but often appeals to renters prioritizing quiet residential settings and access to regional retail corridors.
Renter concentration within the neighborhood is measured at a minority share of housing units, signaling a thinner local tenant base than urban Buffalo submarkets; however, the broader 3-mile area shows a deeper pool of renter-occupied units, supporting demand capture for conventional multifamily. Median contract rents sit near the middle of regional ranges with a rent-to-income profile that points to manageable affordability pressure, aiding retention and lease management.
Home values are relatively moderate for the region, which can introduce some competition from ownership options; still, for many households, multifamily offers flexibility and predictable housing costs. Together with demographic stability in the 3-mile radius and the area’s school profile, the setting remains competitive among Buffalo–Cheektowaga neighborhoods for workforce-oriented multifamily. This commercial real estate analysis is grounded in neighborhood measures and national percentiles from WDSuite.
Comparable, neighborhood-level safety metrics were not available in the latest WDSuite release for this location. Investors typically benchmark community safety using consistent metro and municipal sources and evaluate multi-year trends rather than single-year snapshots.
Given the suburban context, a practical approach is to review police-reported data for Hamburg and adjacent Southtowns communities, compare trend direction to the Buffalo–Cheektowaga metro, and incorporate on-the-ground diligence (lighting, sightlines, access control) into underwriting and capital planning.
The employment base within commuting distance is diversified across healthcare, finance, logistics, and life sciences, supporting renter demand via commute convenience and steady white- and blue-collar payrolls. The list below highlights major nearby employers relevant to leasing stability for workforce housing.
- McKesson — healthcare distribution (8.3 miles)
- M&T Bank Corp. — banking & finance (8.9 miles) — HQ
- FedEx Trade Networks — logistics & trade services (12.1 miles)
- UnitedHealth Group — healthcare services (16.1 miles)
- Thermo Fisher Scientific — life sciences (18.9 miles)
This 2012-vintage, 114-unit property is newer than the neighborhood’s average stock, giving it a competitive position on finishes, systems, and curb appeal versus 1990s-era peers while still allowing for targeted mid-life upgrades to drive value. Neighborhood occupancy trends above the national median and school quality ranks among the top quartile nationally, both supportive of family-oriented renter demand and retention. According to CRE market data from WDSuite, median rents and rent-to-income levels indicate manageable affordability pressure, which can sustain leasing velocity but may temper near-term pricing power.
Within a 3-mile radius, recent years show slightly smaller household sizes and a net increase in households, with forward projections indicating population growth, rising incomes, and additional households — factors that typically expand the renter pool and support occupancy stability. The suburban, auto-oriented setting offers quiet-living appeal, though limited immediate amenity density and relatively moderate ownership costs can introduce competition with for-sale options, both considerations for underwriting and marketing strategy.
- 2012 construction offers competitive positioning vs. older local stock, with targeted value-add potential from mid-life renovations.
- Above-median neighborhood occupancy and top-quartile school ratings support leasing stability and family-oriented demand.
- Manageable rent-to-income dynamics suggest retention strength even as rent growth is pursued thoughtfully.
- 3-mile projections point to population and income growth that can broaden the tenant base and support occupancy.
- Risks: auto-oriented location with limited walkable amenities and moderate ownership costs that may compete with renting.