| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 58th | Good |
| Amenities | 20th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4150 Sowles Rd, Hamburg, NY, 14075, US |
| Region / Metro | Hamburg |
| Year of Construction | 1993 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4150 Sowles Rd Hamburg NY Multifamily Investment
Neighborhood occupancy trends are stable near the mid-90s, indicating resilient renter demand in this inner-suburban location, according to WDSuite’s CRE market data. The area’s elevated renter concentration supports leasing depth for well-positioned assets.
Located in Hamburg within the Buffalo–Cheektowaga metro, the neighborhood carries a B+ rating and performs above the metro median across several renter-demand indicators. Neighborhood occupancy is measured at 94.1%, which has held relatively steady over the past five years, signaling leasing durability rather than short-term volatility (neighborhood metrics reflect the broader area, not this specific property).
Livability mix is balanced but not amenity-dense. Cafe density is competitive among Buffalo–Cheektowaga neighborhoods and in the upper national percentiles, while groceries are adequate relative to metro peers. Parks and pharmacies are limited within the neighborhood boundary, which may modestly reduce convenience for some residents.
Housing context tilts toward renters: renter-occupied share is elevated for the metro, deepening the local tenant base and supporting occupancy stability. Median contract rents track close to local incomes, and the neighborhood rent-to-income ratio of 0.16 indicates manageable affordability pressure that can aid retention and steady renewal activity. Elevated home values relative to incomes (higher national percentile for value-to-income) suggest a high-cost ownership market in which rental options continue to play a central role.
Demographic statistics aggregated within a 3-mile radius show the recent five-year period featured essentially flat population but a measurable increase in households, implying smaller household sizes and a steady inflow of renters. Forward-looking projections point to population growth and a substantial increase in households by 2028, expanding the potential renter pool; however, a rising owner share in forecasts could introduce more competition from ownership, making property positioning and amenity execution important for sustained performance. These dynamics are based on CRE market data from WDSuite and align with broader inner-suburban patterns.
Comparable metro crime rankings were not available for this neighborhood in WDSuite’s current release. Without a verified metro rank or national percentile, investors should compare local police reports and municipal dashboards to broader Buffalo–Cheektowaga trends to frame relative safety and trajectory. Use neighborhood-level trends rather than block-level anecdotes for underwriting.
Proximity to established employers underpins workforce housing demand and commute convenience, notably in healthcare, financial services, and logistics represented below.
- McKesson — healthcare distribution (8.2 miles)
- M&T Bank Corp. — financial services (9.7 miles) — HQ
- FedEx Trade Networks — logistics (13.0 miles)
- UnitedHealth Group — healthcare services (16.9 miles)
- Thermo Fisher Scientifc — life sciences (19.9 miles)
Built in 1993, the property is materially newer than the neighborhood’s older housing stock, offering a competitive edge versus mid-century assets while still warranting capital planning for systems and modernization. Neighborhood occupancy around 94% and an elevated renter-occupied share point to a deep tenant base and steady leasing fundamentals, based on CRE market data from WDSuite.
Within a 3-mile radius, household counts have grown even as recent population trends were flat, indicating smaller households and a stable flow of renters. Forecasts through 2028 show increases in both population and households, which can support occupancy stability and absorption; at the same time, potential growth in owner share suggests maintaining a value proposition and operational efficiency will be important to sustain pricing power.
- 1993 vintage offers relative competitiveness versus older local stock, with clear value-add and systems-refresh pathways.
- Neighborhood occupancy near mid-90% and elevated renter concentration support demand depth and renewal stability.
- Household growth within 3 miles and projected gains through 2028 expand the tenant pool and leasing runway.
- Higher ownership costs relative to income reinforce reliance on rental housing and support retention strategies.
- Risks: limited neighborhood parks/pharmacies, below-average school ratings, and potential competition from increasing ownership options.