| 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 | 39 |
| Transaction Date | 2023-07-17 |
| Transaction Price | $4,792,512 |
| Buyer | 416HOMEZ INC |
| Seller | NDC APRTMENTS LLC |
4678 Big Tree Rd Hamburg NY Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by manageable rent-to-income levels, according to WDSuite’s CRE market data. This commercial real estate analysis points to stable operations with pricing set by a largely ownership-heavy submarket.
Rated A- and ranked 62 out of 301 within the Buffalo-Cheektowaga metro, the neighborhood sits in the top quartile among metro neighborhoods, signaling balanced fundamentals for multifamily. Occupancy across the neighborhood is elevated, and median rents sit near the middle of national peers, which supports day-to-day leasing stability rather than surge-oriented growth.
The renter-occupied share is 32.7% of housing units, indicating a predominantly owner-occupied area with a smaller but steady renter base. For investors, this typically means demand is more needs-based and retention can be supported by service quality and consistent pricing, rather than heavy concessions.
Local amenities are a relative strength: restaurant and café densities rank competitively among Buffalo-Cheektowaga neighborhoods (each near the top quartile), with grocery access also competitive among metro peers. However, dedicated parks and pharmacies are sparse within the immediate neighborhood, which can be offset by broader suburban access but is worth factoring into tenant experience.
Vintage also matters for positioning. The property was built in 1982, slightly newer than the neighborhood’s average vintage near the mid-1970s. That tends to be competitive versus older stock while still calling for periodic system upgrades or selective renovations to maintain leasing traction.
Demographic statistics aggregated within a 3-mile radius show modest population growth in recent years alongside a larger increase in households, implying smaller household sizes and a gradually expanding tenant base. Projections through 2028 indicate further gains in both population and households, which should support occupancy stability and a deeper pool of prospective renters. Median household income has advanced meaningfully over the past five years, while rent levels and a rent-to-income ratio near the high teens suggest manageable affordability pressure that can aid retention.
Home values in this submarket are mid-range for the region, with value-to-income levels that make ownership relatively accessible for some households. For multifamily operators, this landscape encourages a focus on product quality and convenience to mitigate competition from entry-level ownership and sustain pricing power.
Safety indicators compare favorably at the national level: violent offense exposure trends in the top quartile nationally, and property offenses also benchmark better than most neighborhoods nationwide based on WDSuite’s datasets. Within the metro context, conditions vary by category, so investors should assess site-level lighting, access control, and visibility to align with renter expectations.
Recent data show a year-over-year increase in property offenses, so monitoring trend direction and coordinating with local resources can help maintain tenant confidence and limit insurance or security cost creep over time.
Nearby employment nodes span healthcare distribution, banking, logistics, and life sciences, supporting a diversified renter base and commute convenience for workforce housing.
- McKesson — healthcare distribution (6.6 miles)
- M&T Bank Corp. — banking (8.9 miles) — HQ
- FedEx Trade Networks — logistics (12.3 miles)
- UnitedHealth Group — healthcare services (15.8 miles)
- Thermo Fisher Scientific — life sciences (19.2 miles)
This 39-unit asset built in 1982 offers a pragmatic balance of stability and modest value-add potential. Neighborhood occupancy is strong and renter affordability is manageable, supporting steady leasing and retention. According to CRE market data from WDSuite, the area’s amenity mix is competitive within the metro and national safety benchmarks compare favorably, while the renter concentration suggests durable, needs-based demand rather than volatility-driven swings.
At the same time, an ownership-leaning housing mix means operators should compete on product quality and convenience, and recent increases in property offenses warrant routine monitoring and site-level management. The 1980s vintage is slightly newer than the area’s average stock, which can be an advantage versus older comparables while still calling for targeted modernization to sustain pricing power.
- Elevated neighborhood occupancy and manageable rent-to-income levels support stable cash flow potential.
- Slightly newer 1982 vintage offers competitive positioning with selective renovation upside.
- Diversified nearby employers (banking, healthcare, logistics) underpin workforce renter demand.
- Ownership-leaning submarket may temper lease-up pace if pricing is aggressive — focus on product and service quality.
- Monitor recent property offense trends and address site-level security to protect tenant confidence and costs.