| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 61st | Good |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5665 S Park Ave, Hamburg, NY, 14075, US |
| Region / Metro | Hamburg |
| Year of Construction | 1991 |
| Units | 24 |
| Transaction Date | 1999-05-26 |
| Transaction Price | $143,000 |
| Buyer | MCNAMARA SEAN |
| Seller | DRAUDT DUANE A |
5665 S Park Ave, Hamburg NY Multifamily Investment
Neighborhood occupancy trends are competitive locally and supportive of steady leasing, according to WDSuite s CRE market data. With a 1991 vintage relative to older nearby stock, the asset can compete on condition while planning targeted updates.
The property sits in a suburban pocket of the Buffalo Cheektowaga metro that rates A- overall and is competitive among 301 metro neighborhoods on occupancy, with the neighborhood s rate in the top quintile nationally. That backdrop supports stable cash flow and reduced downtime between turns compared with many peer submarkets.
Daily needs amenities are accessible, with groceries, pharmacies, parks, and cafes scoring above national medians for density. School quality trends below the national median, which can influence renter mix toward households prioritizing convenience and value over top-rated districts.
Tenure data indicate a modest renter-occupied share within the immediate neighborhood, while the broader 3-mile radius shows a deeper renter base. For investors, that suggests leasing demand is supported more by regional employment access and convenience than by a concentrated, hyper-local renter cluster.
Home values are elevated versus national norms, and rent-to-income levels point to relatively low affordability pressure. Together, this tends to support retention and measured pricing power rather than outsized rent spikes, aligning with prudent commercial real estate analysis for stabilized multifamily.
Comparable, neighborhood-level crime metrics were not available in WDSuite for this location at the time of analysis. Investors typically benchmark safety using town and county trends and review multi-year directionality rather than block-level snapshots. Consider pairing this neighborhood s occupancy stability with a review of broader Buffalo Cheektowaga public safety reports to contextualize resident retention and leasing risk.
Proximity to established corporate employers supports a steady commuter renter base and helps underpin retention. Notable nearby offices include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson corporate offices (8.8 miles)
- M&T Bank Corp. financial services (10.4 miles) HQ
- FedEx Trade Networks logistics (13.7 miles)
- UnitedHealth Group healthcare services (17.5 miles)
- Thermo Fisher Scientific life sciences (20.5 miles)
Built in 1991, this 24-unit asset is newer than much of the surrounding housing stock, offering competitive positioning versus older properties while leaving room for selective system upgrades and interior modernization. Neighborhood occupancy trends are strong both locally and nationally, supporting stable tenancy and measured rent growth; based on CRE market data from WDSuite, affordability looks manageable, reinforcing retention.
Within a 3-mile radius, forecasts point to renter pool expansion, with low-teens population growth and a high-twenties increase in households that can bolster lease-up resilience. Amenity access is solid relative to national medians, and elevated ownership costs in the area tend to sustain reliance on multifamily rentals, although school quality below the national median and limited childcare options warrant underwriting conservatism for family-oriented demand.
- 1991 vintage offers competitive positioning versus older stock with practical value-add paths
- Competitive neighborhood occupancy supports cash flow stability and reduced turnover downtime
- 3-mile demand drivers point to population and household growth, expanding the tenant base
- Elevated ownership costs and manageable rent-to-income support retention and pricing discipline
- Risks: below-median school ratings and sparse childcare warrant cautious underwriting for family demand