| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 83rd | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 140 Countryside Ln, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1973 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
140 Countryside Ln Orchard Park Multifamily Investment
Neighborhood occupancy has been consistently high with a renter base supported by stable household incomes, according to WDSuite’s CRE market data, pointing to durable demand for well-managed units. This Orchard Park location offers a balanced mix of suburban livability and leasing stability for long-hold investors.
Set within a suburban pocket of Orchard Park in the Buffalo-Cheektowaga metro, the neighborhood scores competitively among 301 metro neighborhoods, with strong household incomes and an overall A+ neighborhood rating. Nationally, amenity access trends in the middle of the pack, while school quality stands in the top percentile—an advantage for family renter retention and longer lease terms, based on CRE market data from WDSuite.
Livability leans suburban: restaurants and cafes are present at moderate densities, parks are available nearby, and everyday conveniences like groceries are accessible, though pharmacy options are limited within the immediate area. For investors, this mix supports resident satisfaction and renewal potential, especially when paired with on-site services and parking typical of suburban multifamily.
Rents benchmark above national medians while the rent-to-income profile remains manageable at the neighborhood level, supporting pricing power without materially elevating retention risk. Ownership costs in the area are elevated relative to many U.S. markets, which tends to sustain reliance on multifamily housing and underpins consistent renter demand.
Tenure patterns show a meaningful but not dominant share of renter-occupied housing units in the neighborhood, indicating a stable—yet finite—tenant pool. Within a 3-mile radius, population and household counts have grown and are projected to continue rising, implying a larger tenant base and steady leasing pipelines. These demographic tailwinds, combined with high neighborhood occupancy, support the case for resilient cash flow.
Neighborhood-level safety data for this area are limited in the current release; as a result, precise rank or percentile comparisons are not available. Investors typically benchmark local conditions against broader Buffalo-Cheektowaga trends and evaluate property-level measures such as lighting, access control, and visibility to support resident confidence and retention.
Given the suburban setting, strong school ratings, and higher household incomes observed in the area, many owners focus on standard best practices—proactive maintenance, clear house rules, and responsive management—to reinforce stability. Site visits and local comps remain important for confirming on-the-ground conditions.
The nearby employment base combines healthcare, logistics, life sciences, and financial services, supporting commuter convenience and a steady renter pipeline for workforce and professional households. The list below reflects prominent employers within practical driving distance.
- McKesson — healthcare distribution (3.4 miles)
- M&T Bank Corp. — financial services (9.2 miles) — HQ
- FedEx Trade Networks — logistics (12.3 miles)
- UnitedHealth Group — healthcare services (14.9 miles)
- Thermo Fisher Scientifc — life sciences (19.2 miles)
This 96-unit Orchard Park asset is positioned in a suburban neighborhood with high occupancy, moderate amenity access, and top-tier school quality—factors that support renewal rates and leasing stability. According to CRE market data from WDSuite, neighborhood-level rents sit above national medians while rent burdens remain manageable, suggesting room for revenue optimization through thoughtful upgrades and disciplined operations.
Within a 3-mile radius, population and households have risen and are projected to expand further, indicating a growing tenant base that can support stabilized occupancy over time. Elevated for-sale home values reinforce renter reliance on multifamily housing, while proximity to established employers broadens the pool of prospective residents across healthcare, logistics, and financial services.
- High neighborhood occupancy and competitive income profiles support durable cash flow potential.
- Rents above national medians with manageable rent-to-income ratios provide measured pricing power.
- Growing 3-mile population and household counts expand the renter pool and support leasing.
- Diversified nearby employers (healthcare, logistics, finance, life sciences) sustain commuter demand.
- Risks: suburban amenity mix and a modest renter concentration may temper lease-up velocity without targeted unit upgrades and management.