| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 78th | Best |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25 Shadow Ln, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1972 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
25 Shadow Ln, Orchard Park NY Multifamily Investment
Neighborhood occupancy is above the Buffalo-Cheektowaga metro median and renter demand is supported by stable household incomes, according to WDSuite’s CRE market data. For investors, this points to steady leasing fundamentals in a suburban location with solid schools and moderate rent-to-income dynamics.
The property sits in a suburban neighborhood within the Buffalo-Cheektowaga metro that is rated A and ranks 34 out of 301 metro neighborhoods—placing it in the top quartile locally for overall fundamentals. Neighborhood occupancy is 95.7%, which is above the metro median, signaling comparatively steady leasing conditions at the neighborhood level rather than the property specifically.
Livability supports renter retention: neighborhood schools average 4.0 out of 5 and rank 11 of 301—top quartile nationally—often correlated with more durable demand. Amenities are mixed; cafes and restaurants are competitive among Buffalo-Cheektowaga neighborhoods, but immediate grocery and park density is limited, suggesting residents are more car-dependent for daily needs.
Tenure skews toward ownership: about 27.5% of neighborhood housing units are renter-occupied, indicating a smaller but stable renter base. Within a 3-mile radius, demographic data show modest recent population growth and an increase in households, expanding the local tenant pool. Forward-looking 3-mile projections anticipate additional household growth and rising incomes, which can support occupancy stability and measured rent growth over time.
From a pricing context, neighborhood rents and home values have trended upward over the past five years, while rent-to-income remains moderate. For investors, this balance can help sustain lease retention without overextending affordability, though ongoing monitoring of rent trends versus income growth remains prudent.
Comparable neighborhood safety metrics were not available in the provided dataset for this location. Investors typically benchmark neighborhood risk by comparing multi-year trends to metro and national contexts; in the absence of current figures here, it is prudent to review local police reports, municipal releases, and insurer underwriting criteria to frame risk alongside property operations.
Where data are available in other submarkets, we translate ranks relative to the total count of metro neighborhoods and use national percentiles to position comparative safety. Applying the same approach here once figures are sourced will help calibrate expectations for leasing stability, renter retention, and capital planning.
The employment base near Orchard Park includes healthcare, logistics, life sciences, and financial services—supporting commuter convenience and a diversified renter pool tied to regional employers listed below.
- McKesson — healthcare distribution (6.1 miles)
- M&T Bank Corp. — financial services (9.5 miles) — HQ
- FedEx Trade Networks — logistics & trade services (12.8 miles)
- UnitedHealth Group — healthcare services (16.2 miles)
- Thermo Fisher Scientific — life sciences (19.8 miles)
This 64-unit multifamily property benefits from a suburban Orchard Park location where neighborhood occupancy sits above the metro median and school quality ranks in the top quartile nationally—both supportive of leasing stability and resident retention. Based on commercial real estate analysis using WDSuite’s CRE market data, household incomes are solid and rent-to-income remains moderate, supporting durable renter demand relative to nearby ownership costs.
Within a 3-mile radius, recent increases in households and projected growth over the next five years point to a larger tenant base and continued leasing depth. Amenities are adequate but not uniformly walkable, which makes parking and on-site convenience features more relevant to resident satisfaction and retention strategies.
- Above-metro neighborhood occupancy supports steady cash flow potential
- Top-quartile school ratings underpin long-term renter demand and retention
- 3-mile household growth expands the renter pool and supports lease-up
- Moderate rent-to-income dynamics support pricing power without excessive affordability pressure
- Risks: limited walkable grocery/park access and a smaller neighborhood renter concentration may temper near-term absorption