| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 64th | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4678 Big Tree Rd, Hamburg, NY, 14075, US |
| Region / Metro | Hamburg |
| Year of Construction | 1982 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4678 Big Tree Rd Hamburg Multifamily Investment
Neighborhood occupancy is strong and stable, supporting steady leasing dynamics according to WDSuite’s CRE market data, with this submarket’s renter demand reinforced by everyday amenities and commute access. Expect durable performance drivers rather than outsized rent spikes in this inner suburb.
Positioned in Hamburg’s Inner Suburb context, the neighborhood carries an A- rating and ranks 62 out of 301 in the Buffalo–Cheektowaga metro, placing it in the top quartile among metro neighborhoods. For multifamily, the most investable signal is a high neighborhood occupancy reading (above national norms), which typically supports renewal rates and limits exposure to prolonged vacancies.
Daily-needs access is a strength. Restaurant and café density ranks 32 and 33 out of 301 metro neighborhoods, respectively, indicating competitive food-and-beverage coverage relative to the region and landing in the top quartile nationally. Grocery presence is also solid versus peers. Park, pharmacy, and childcare density are comparatively limited within the immediate neighborhood, so residents may rely on nearby nodes for those services—something to consider for marketing and tenant experience.
Tenure patterns show a meaningful renter-occupied share at the neighborhood level, indicating a defined tenant base for smaller multifamily assets while still competing with a sizable owner segment. The rent-to-income profile signals manageable affordability pressure locally, which can support retention and consistent collections versus more stretched markets.
Within a 3-mile radius, WDSuite data shows recent population growth with a notable increase in households and a smaller average household size—both trends that typically expand the renter pool and support occupancy stability. Median home values sit in a mid-range for the region, meaning ownership is attainable for some households; for multifamily operators, that dynamic can require sharper pricing and amenity alignment but can also stabilize turnover by anchoring long-term residents who prefer rental flexibility.
The property’s 1982 vintage is slightly newer than the neighborhood’s average construction year. That positioning can be competitive against older stock, though investors should still plan for modernization of building systems and interiors to capture value-add upside and sustain leasing velocity.
Safety indicators present a balanced picture. Nationally, violent-offense measures place the neighborhood in the top quartile for safety, while property-offense measures are also favorable compared with many U.S. neighborhoods. Within the Buffalo–Cheektowaga metro, the area ranks 41 out of 301 neighborhoods on the crime index used for comparison, so investors should underwrite with localized comps rather than broad citywide assumptions.
Trend-wise, WDSuite data notes a recent uptick in property offenses year over year, while violent-offense levels were relatively stable. For asset planning, this suggests standard security measures, lighting, and unit-level protections remain prudent to preserve tenant experience and retention.
Employment access is diversified across healthcare, finance, life sciences, and logistics, supporting workforce housing demand and commute convenience for residents. Notable nearby employers include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (6.6 miles)
- M&T Bank Corp. — banking & financial services (9.0 miles) — HQ
- FedEx Trade Networks — logistics & trade services (12.3 miles)
- UnitedHealth Group — healthcare services (15.9 miles)
- Thermo Fisher Scientifc — life sciences (19.2 miles)
This 38-unit asset at 4678 Big Tree Rd benefits from high neighborhood occupancy and a defined renter base, supporting income durability and steady leasing. According to CRE market data from WDSuite, the area’s food-and-beverage and grocery access is competitive within the metro, while within a 3-mile radius households are expanding and average household size is edging lower—conditions that typically enlarge the renter pool and support renewal velocity.
Built in 1982, the property is newer than the neighborhood average, offering a relative edge versus older stock. Targeted capital plans—modernizing interiors and addressing aging systems—can position the asset to capture value-add upside without over-reliance on aggressive rent growth assumptions. Ownership costs in the area are moderate by regional standards, so disciplined pricing and amenity execution should help maintain demand and retention.
- High neighborhood occupancy supports leasing stability and renewal rates
- Competitive restaurant, café, and grocery access bolsters livability and renter appeal
- 1982 vintage offers value-add potential through targeted system and interior upgrades
- 3-mile household growth and smaller household sizes expand the tenant base over time
- Risk: recent uptick in property offenses and limited nearby parks/childcare warrant security and amenity planning