| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 83rd | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2766 Angle Rd, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1996 |
| Units | 72 |
| Transaction Date | 1996-04-30 |
| Transaction Price | $199,000 |
| Buyer | 2766 ANGLE LLC |
| Seller | ANGLE PARK ASSOCIATES LP |
2766 Angle Rd, Orchard Park NY Multifamily
Institutional suburban location with stable neighborhood occupancy and top-tier schools supports durable renter demand, according to WDSuite’s CRE market data and multifamily property research trends.
Orchard Park’s suburban setting combines daily conveniences with strong fundamentals that matter to multifamily investors. Neighborhood occupancy is high at the neighborhood level (97.7%), reinforcing lease stability and retention potential, based on CRE market data from WDSuite. The area posts an A+ neighborhood rating (ranked 6th among 301 metro neighborhoods), signaling competitive positioning within the Buffalo-Cheektowaga region.
Livability drivers are notable. Public school quality sits among the highest nationally (national percentile 100), which tends to support long-term housing demand and pricing resilience. Amenities are available at moderate densities—restaurants and parks track around the national middle, while cafés are comparatively accessible (above the national median). These dynamics typically sustain renter interest without relying on destination retail.
Tenure patterns indicate a measured renter base: roughly 29% of housing units are renter-occupied at the neighborhood level. For investors, that suggests a meaningful but not saturated pool of prospective tenants, often associated with stable demand for well-managed, mid-scale assets.
Within a 3-mile radius, demographics show modest population growth over the past five years alongside a larger increase in households, pointing to slightly smaller household sizes and a gradual expansion of the renter pool. Looking forward, projections indicate continued increases in households by the next five-year period, which can support occupancy stability and leasing velocity for competitive product.
Relative affordability also supports depth of demand. Neighborhood rent-to-income sits near the lower side for comparable suburbs (about 0.12), while home values are elevated for the region. In practice, a high-cost ownership market often reinforces reliance on rental housing and can aid pricing power for quality multifamily assets, subject to unit finishes and management execution.
Vintage context adds another advantage: the neighborhood’s average construction year trends older (1972). With a 1996 vintage, this property competes against older stock, which can help occupancy and rent positioning when paired with targeted capital improvements.
Neighborhood-level crime metrics were not published for this location in the current release. Investors typically benchmark property-level risk controls and insurance assumptions against metro and submarket trends, review recent comps, and incorporate on-the-ground diligence to validate resident safety perceptions over time.
Given the lack of a comparable rank or percentile for this neighborhood in the dataset, a prudent approach is to evaluate property security features, local policing engagement, and historical incident trends within the broader Buffalo-Cheektowaga region as part of underwriting.
The employment base nearby blends healthcare, logistics, life sciences, and financial services, supporting commute-friendly renter demand. Notable employers include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (2.7 miles)
- M&T Bank Corp. — financial services (9.4 miles) — HQ
- FedEx Trade Networks — logistics (12.4 miles)
- UnitedHealth Group — healthcare services (14.6 miles)
- Thermo Fisher Scientific — life sciences (19.2 miles)
Built in 1996, the asset is newer than much of the surrounding stock, positioning it competitively versus older suburban product while leaving room for selective upgrades to drive rent and retention. Neighborhood indicators are favorable: high neighborhood occupancy, strong household incomes, and top-tier schools tend to underpin stable leasing and steady cash flow. According to CRE market data from WDSuite, the area’s rent-to-income profile and elevated ownership costs support sustained renter reliance on multifamily housing.
Demographics within a 3-mile radius point to modest population growth and a larger increase in households, suggesting a gradually expanding tenant base. With 72 units averaging roughly 900 square feet, the property can appeal to a range of renter segments, particularly those prioritizing suburban schools and commute access to major employers.
- Newer 1996 vintage versus older neighborhood stock supports competitive positioning
- High neighborhood occupancy and strong schools reinforce leasing stability
- Household growth within 3 miles expands the renter pool and supports demand
- Elevated ownership costs locally can sustain multifamily pricing power
- Risks: limited published crime data and moderate amenity density warrant onsite diligence