| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 72nd | Best |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5278 Southwestern Blvd, Hamburg, NY, 14075, US |
| Region / Metro | Hamburg |
| Year of Construction | 1987 |
| Units | 75 |
| Transaction Date | 2010-06-09 |
| Transaction Price | $2,352,087 |
| Buyer | FOX BROOK APARTMENTS LLC |
| Seller | FOX BROOK APARTMENTS LLC |
5278 Southwestern Blvd Hamburg NY Multifamily Investment
Neighborhood occupancy near 96% and steady renter demand point to durable leasing fundamentals, according to WDSuite’s CRE market data. With suburban conveniences and a balanced rent-to-income profile, this location offers investors stable performance with measured upside.
The property sits in a suburban neighborhood rated A and ranked 35th out of 301 Buffalo-Cheektowaga neighborhoods — firmly in the top quartile among the metro. This position suggests competitive fundamentals for multifamily, with neighborhood occupancy around 96% supporting tenant retention and income stability.
Everyday amenities are accessible and compare favorably on a national basis: cafes and pharmacies index in the top quartile nationally, and parks score above average. Public school quality is a local strength — ranked 11th of 301 in the metro and in the top quartile nationally — which can enhance family-oriented renter appeal and longer tenancy horizons.
Construction year for the asset is 1987, newer than the neighborhood’s average vintage (1953). This typically aids competitive positioning versus older stock while still leaving room for targeted modernization of building systems and interiors to drive rent premiums and control near- to medium-term capital outlays.
Tenure patterns indicate a measured but reliable renter base: roughly one-fifth of housing units in the neighborhood are renter-occupied, while within a 3-mile radius renters account for roughly three in ten units. Demographic statistics within that 3-mile radius show recent population and household growth with further increases projected, expanding the tenant pool and supporting occupancy stability. Median contract rents in the 3-mile area have risen in recent years and are projected to continue growing at a moderate pace, which can support revenue growth without overextending affordability.
Ownership costs in the neighborhood are moderate in the regional context, and the rent-to-income ratio trends around 0.13, suggesting manageable affordability pressure. For investors, this combination supports pricing power in renovated units while helping sustain lease retention in unrenovated inventory.
Comparable crime metrics for this neighborhood are not available in WDSuite’s dataset. Investors typically benchmark safety using broader regional trend data and on-the-ground diligence, focusing on multi-year directionality rather than single-period snapshots.
The employment base within a short drive includes healthcare, financial services, logistics, and life sciences offices — a mix that supports workforce housing demand and commute convenience for renters. Nearby anchors include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution offices (10.0 miles)
- M&T Bank Corp. — financial services (10.0 miles) — HQ
- FedEx Trade Networks — logistics & trade services (13.1 miles)
- UnitedHealth Group — healthcare services (17.4 miles)
- Thermo Fisher Scientific — life sciences (19.7 miles)
This 75-unit 1987-vintage asset is positioned in a top-quartile neighborhood within the Buffalo-Cheektowaga metro, where stable occupancy and solid school quality underpin renter appeal. Renter concentration is meaningful at both the neighborhood and 3-mile levels, and population and household growth within 3 miles point to a larger tenant base over the next five years. According to CRE market data from WDSuite, the area’s rent-to-income profile remains balanced, supporting steady rent progression while maintaining lease retention.
Relative to older local stock, the property’s vintage offers competitive positioning with potential to capture value through targeted renovations and system upgrades. Nearby employment nodes in healthcare, finance, logistics, and life sciences provide diversified demand drivers that can support leasing stability through cycles.
- Top-quartile neighborhood ranking in metro supports occupancy durability
- 1987 construction offers competitive positioning with value-add modernization potential
- Expanding 3-mile renter pool and household growth support long-term demand
- Diversified nearby employers (healthcare, finance, logistics, life sciences) underpin leasing
- Risk: lower renter concentration at the immediate neighborhood level may moderate lease-up velocity for larger unit counts