| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 58th | Good |
| Amenities | 20th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4122 Sowles Rd, Hamburg, NY, 14075, US |
| Region / Metro | Hamburg |
| Year of Construction | 2007 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4122 Sowles Rd, Hamburg NY Multifamily Opportunity
Neighborhood occupancy trends and a solid renter base suggest steady leasing fundamentals, according to WDSuite s CRE market data. The inner-suburb location positions the asset to capture workforce demand without relying on premium rent tiers.
Situated in Hamburg s inner-suburb fabric of the Buffalo-Cheektowaga metro, the neighborhood carries a B+ rating and shows stable multifamily dynamics. Neighborhood occupancy sits at 94.1% (65th percentile nationally), indicating resilient leasing conditions at the area level rather than for this specific property. Renter-occupied housing accounts for 48.5% of units locally, pointing to depth in the tenant pool and support for ongoing demand.
With a 2007 construction year, the property is newer than much of the surrounding housing stock (area average 1965). This relative vintage can be a competitive advantage versus older comparables, while investors should still plan for mid-life system updates and selective modernization to sustain positioning.
Amenity access is mixed: neighborhood cafe density trends strong when compared nationally, while parks and pharmacies are limited in the immediate area. Average school ratings in the neighborhood track below national norms, which may temper family-oriented appeal; investors often position similar assets toward workforce households and convenience-oriented renters.
Within a 3-mile radius, demographics indicate households have grown even as population edged down, implying smaller household sizes and diversified renter profiles. Forward-looking projections within the same 3-mile radius point to increases in population and households, supporting a larger tenant base and potential occupancy stability over time. Elevated home value-to-income ratios relative to national benchmarks and a modest rent-to-income ratio (about 16% at the neighborhood level) suggest rental housing remains a practical option, aiding retention and lease management.
Neighborhood-level crime metrics were not available in the provided WDSuite dataset for this location. Investors typically benchmark safety trends against metro and municipal sources, review multi-year patterns, and align risk management with on-site practices such as lighting, access controls, and collaboration with local authorities.
Proximity to regional corporate offices supports a steady workforce renter base and commute convenience, including roles in healthcare, finance, logistics, and life sciences. The employers listed below reflect nearby demand drivers relevant to leasing stability.
- McKesson healthcare distribution (8.2 miles)
- M&T Bank Corp. finance & corporate services (9.7 miles) HQ
- FedEx Trade Networks logistics & trade services (13.0 miles)
- UnitedHealth Group healthcare services (16.8 miles)
- Thermo Fisher Scientifc life sciences (19.8 miles)
This 50-unit, 2007-vintage asset benefits from neighborhood occupancy in the 65th percentile nationally and a strong renter-occupied presence, signaling a durable tenant base. According to CRE market data from WDSuite, the area s rent-to-income positioning and ownership cost context reinforce ongoing reliance on rentals, supporting retention and stable leasing in a non-luxury segment.
Within a 3-mile radius, projections indicate growth in both population and households, expanding the renter pool and underpinning long-term demand. While amenity depth and school ratings are mixed and could influence certain household segments, the property s relatively newer vintage compared with nearby stock offers competitive positioning with targeted capital planning for mid-life updates.
- Neighborhood occupancy strength and meaningful renter concentration support leasing stability.
- 2007 construction offers competitive posture versus older local stock with manageable modernization scope.
- 3-mile demographic projections point to a larger tenant base and potential demand durability.
- Ownership costs relative to incomes sustain renter reliance, aiding pricing power and retention.
- Risks: limited nearby amenities and below-average school ratings may narrow certain renter segments.