| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 54th | Fair |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 50 Grambo Dr, Lancaster, NY, 14086, US |
| Region / Metro | Lancaster |
| Year of Construction | 1993 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
50 Grambo Dr Lancaster NY Multifamily Investment Thesis
Neighborhood occupancy trends point to stable renter demand with relatively low turnover, according to WDSuite’s CRE market data. In an owner-leaning area, steady lease-up conditions and durable fundamentals support underwriting discipline for a 51-unit asset.
The property sits in a Lancaster neighborhood rated A- and ranked 72 out of 301 in the Buffalo-Cheektowaga metro, placing it in the top quartile among 301 metro neighborhoods. For investors, that positioning signals balanced fundamentals and demand resilience rather than outsized volatility.
Neighborhood occupancy is strong and ranks 57 out of 301, which is competitive among Buffalo-Cheektowaga neighborhoods and in the upper tier nationally. In practical terms, elevated occupancy at the neighborhood level supports leasing stability and reduces downtime risk versus softer submarkets.
Local amenities are present but not dense. Parks and cafes index around the 70th percentile nationally, while grocery access tracks close to the national midpoint; childcare and pharmacy options are limited. This mix suggests day-to-day convenience with some trade-offs that may matter for certain renter cohorts. From a commercial real estate analysis perspective, these dynamics typically favor tenants prioritizing quiet, residential settings over high-amenity urban cores.
Tenure patterns show a moderate renter-occupied share at the neighborhood level, and within a 3-mile radius data indicate an owner-leaning housing stock. That implies a defined—but not unlimited—renter pool, which can support steady absorption for well-priced units while rewarding disciplined renewal strategies. Median home values sit in a mid-range context for the region, reinforcing that many households may remain renters by preference or timing, sustaining demand depth without implying outsized pricing power.
Vintage context also helps: the average neighborhood construction year trends toward the late 1980s, while this property was built in 1993. Being somewhat newer than the local average can aid competitiveness against older stock, though investors should still plan for system updates and selective modernization to maintain positioning.
Comparable neighborhood safety data are limited in this release, so investors should benchmark conditions against broader Erie County and the Buffalo-Cheektowaga metro using multiple sources. Absent precise block-level metrics, a prudent approach is to review multi-year trends, confirm local enforcement and community initiatives, and incorporate security measures into operating plans where appropriate.
Nearby employers provide a diversified white-collar employment base that can support renter demand and retention, including McKesson, M&T Bank Corp., UnitedHealth Group, FedEx Trade Networks, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (5.6 miles)
- M&T Bank Corp. — banking & financial services (11.7 miles) — HQ
- UnitedHealth Group — healthcare services (12.9 miles)
- FedEx Trade Networks — logistics & trade services (13.3 miles)
- Thermo Fisher Scientific — life sciences (18.6 miles)
Built in 1993, the asset is slightly newer than the neighborhood average, offering competitive positioning against older inventory while still benefitting from targeted updates to drive rentability. Based on CRE market data from WDSuite, neighborhood occupancy trends are elevated versus many peer areas, which supports leasing stability and measured rent growth assumptions rather than aggressive pro formas.
Within a 3-mile radius, population and households have expanded with further increases forecast, indicating a larger tenant base over time. The area’s owner-leaning tenure mix suggests a defined renter pool that rewards thoughtful unit finishes and value-oriented pricing. Median home values in a mid-range context for the region and reasonable rent-to-income dynamics point to sustained rental reliance without undue retention risk. For underwriting, this reads as a steady, defensible play supported by fundamentals and validated through multifamily property research.
- Neighborhood ranked in the top quartile among 301 metro neighborhoods, indicating balanced, resilient fundamentals.
- Elevated neighborhood occupancy supports leasing stability and reduces downtime versus softer submarkets.
- 1993 vintage offers competitive positioning with scope for selective modernization to enhance returns.
- 3-mile population and household growth expands the renter pool, supporting demand for well-priced units.
- Risk: owner-leaning tenure and limited certain amenities (e.g., childcare, pharmacy) may narrow some renter segments—underwriting should account for targeted demand.