| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 78th | Best |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 110 Shadow Ln, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1980 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
110 Shadow Ln Orchard Park Multifamily Investment
Neighborhood multifamily occupancy is strong and rent burdens are moderate for the area, according to WDSuite’s CRE market data, supporting steady screening for a 20-unit asset near Buffalo. The setting favors stable renter demand rather than rapid turnover.
Located in the Buffalo-Cheektowaga, NY metro, the immediate neighborhood around 110 Shadow Ln carries an A rating and ranks 34 out of 301 metro neighborhoods — top quartile performance for local livability and fundamentals. Neighborhood multifamily occupancy trends are solid and sit in the higher range nationally, reinforcing a baseline for lease-up and retention. Average school ratings test in the 84th percentile nationally, which can support family-oriented renter demand.
Renter-occupied housing makes up roughly 27.5% of local units. For investors, that signals a thinner but stable renter base where tenancy often skews toward longer stays and predictable renewal behavior. Median household incomes run above many peer areas in the metro, while the rent-to-income ratio trends near mid-range nationally — a combination that can temper affordability pressure and aid lease management.
Amenity access is mixed: restaurants and pharmacies are competitive among Buffalo-Cheektowaga neighborhoods (within the top 40% by density), while parks and grocery options are limited within the neighborhood footprint, implying reliance on nearby corridors for daily needs. This dynamic typically concentrates demand in well-managed communities that offer convenience and on-site services.
Within a 3-mile radius, WDSuite’s data shows modest recent population growth alongside a meaningful increase in households and a gradual reduction in average household size — conditions that generally expand the renter pool and support occupancy stability. Looking ahead, the same 3-mile radius is projected to add households and higher-income cohorts, which can underpin sustained demand for quality multifamily product.
Comparable neighborhood crime metrics are not available in WDSuite’s current dataset for this location. Investors typically benchmark municipal crime reports and metro-level trends to understand relative safety conditions and how they may affect leasing, insurance, and operating practices.
The area draws on a diversified employment base across healthcare, logistics, financial services, and life sciences, providing commute-friendly access that supports renter demand and retention for workforce and professional households. The employers below represent nearby anchors that commonly influence leasing stability.
- McKesson — healthcare distribution (6.0 miles)
- M&T Bank Corp. — financial services (9.4 miles) — HQ
- FedEx Trade Networks — logistics (12.7 miles)
- UnitedHealth Group — healthcare services (16.0 miles)
- Thermo Fisher Scientifc — life sciences (19.7 miles)
Built in 1980, the asset is newer than the neighborhood’s average vintage. That positioning can offer a competitive edge versus older local stock, while still leaving room for targeted modernization of systems and finishes as part of a measured value-add plan. Neighborhood occupancy trends are healthy, and the 3-mile radius shows household growth with rising incomes — factors that typically support a stable tenant base and predictable renewals.
Median rents in the area remain aligned with incomes, and, according to CRE market data from WDSuite, the neighborhood sits in the higher national range for occupancy while schools score well. Together with proximity to diversified employers, these fundamentals support durable demand. Key watch items include a relatively limited set of neighborhood parks and groceries, plus a smaller renter concentration that may necessitate sharper marketing and retention strategies.
- Newer-than-local-average 1980 vintage offers competitive positioning with selective renovation upside
- Healthy neighborhood occupancy and growing 3-mile household base support leasing stability
- Balanced rent-to-income dynamics and strong school ratings bolster renewal prospects
- Proximity to healthcare, logistics, finance, and life sciences employers underpins demand
- Risks: limited parks/groceries nearby and a smaller renter-occupied share may require focused leasing/retention