| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 83rd | Best |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 320 Hammocks Dr, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 2008 |
| Units | 61 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
320 Hammocks Dr Orchard Park Multifamily Investment
Neighborhood occupancy is strong and renter demand appears steady, according to WDSuite’s CRE market data for Orchard Park. With a renter-occupied share around the low-30% range at the neighborhood level, the submarket offers a stable tenant base without overconcentration.
Orchard Park’s suburban neighborhood context combines high housing stability with everyday conveniences that support leasing. Neighborhood occupancy is in the high-90s and ranks in the top quartile nationally, per WDSuite, indicating resilient demand and limited turnover risk at the area level. Median contract rents are positioned in the mid-market for the region, helping balance pricing power with retention.
Local livability is a draw for renters: restaurants and parks are above national medians, and cafes and childcare access benchmark competitively for a suburban setting. Public school quality is a standout — the neighborhood’s average school rating sits at 5.0 and ranks 1 out of 301 Buffalo-Cheektowaga metro neighborhoods (100th percentile nationally) — an amenity profile that tends to support longer stays and stable family demand.
On ownership economics, neighborhood home values are elevated for the metro while the value-to-income ratio remains moderate. This combination supports rental pricing while leaving some competition from ownership options, a dynamic that typically rewards well-located, professionally managed assets through higher retention and steady leasing. Rent-to-income at the neighborhood level is favorable, which can reduce affordability pressure and support renewal rates.
Demographics aggregated within a 3-mile radius show modest population growth, an increase in households, and a smaller average household size over the last five years — trends that generally expand the renter pool and support occupancy. Looking ahead, households are projected to continue rising, suggesting a larger tenant base for multifamily. Based on multifamily property research from WDSuite, the neighborhood ranks in the top quartile among 301 metro neighborhoods on overall demographics and housing fundamentals.
Comparable, metro-benchmarked crime data is not available for this neighborhood in WDSuite s current release. Investors typically contextualize safety using broader indicators such as strong school ratings, high neighborhood occupancy, and area income levels, and may supplement with municipal or insurance data for trend confirmation.
The area draws from a diversified employment base within commutable distance, supporting workforce housing demand and lease retention. Notable nearby employers include healthcare, financial services, logistics, and life sciences offices listed below.
- McKesson — healthcare distribution offices (3.8 miles)
- M&T Bank Corp. — financial services (9.4 miles) — HQ
- FedEx Trade Networks — logistics (12.6 miles)
- UnitedHealth Group — healthcare services (15.2 miles)
- Thermo Fisher Scientifc — life sciences (19.5 miles)
Built in 2008, this 61-unit asset should compete well against older neighborhood stock (average vintage early 1970s), with potential to command stronger leasing and require more moderate near-term capital compared with pre-1980 properties. Neighborhood occupancy trends in the high-90s and top-quartile national standing, according to CRE market data from WDSuite, underscore demand stability at the area level.
Household growth within a 3-mile radius and strong school quality support a larger, stickier tenant base, while neighborhood rent-to-income levels suggest manageable affordability pressure and room for disciplined pricing. Ownership costs are comparatively elevated for the metro yet remain moderate versus income, implying some competition from for-sale housing — reinforcing the importance of asset quality, management, and amenities to sustain retention.
- 2008 vintage offers competitive positioning versus older stock with manageable capex planning
- Top-quartile neighborhood occupancy supports leasing stability and renewal potential
- 3-mile demographic growth and strong schools expand and stabilize the renter pool
- Favorable rent-to-income dynamics support disciplined rent growth and retention
- Risk: accessible ownership options in parts of the metro can heighten competition for higher-income renters