| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 84th | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4391 S Buffalo St, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1990 |
| Units | 25 |
| Transaction Date | 2010-06-14 |
| Transaction Price | $2,310,000 |
| Buyer | ORCHARD PARK SQUARE LLC |
| Seller | BROCKPORT LAND ASSOCIATES LLC |
4391 S Buffalo St Orchard Park Multifamily Opportunity
Strong neighborhood occupancy and an A+ local rating signal durable renter demand in Orchard Park, according to CRE market data from WDSuite; these are neighborhood metrics, not property-level performance. Balanced renter concentration supports leasing depth while allowing for disciplined rent positioning.
Orchard Park’s neighborhood context is a clear strength for multifamily. The area is rated A+ and ranks 1st among 301 Buffalo–Cheektowaga metro neighborhoods, indicating top-tier fundamentals relative to the region. Neighborhood occupancy is high and in the 95th percentile nationally, which supports rent collections and lease stability; note that this reflects neighborhood conditions, not the property’s own occupancy.
Renter concentration is in the mid-40% range at the neighborhood level, indicating a sizable base of renter-occupied units that underpins demand across asset classes. Within a 3-mile radius, recent population and household growth, along with a trend toward smaller average household sizes, point to a larger tenant base and steady absorption potential. Forward-looking estimates suggest continued household gains, which typically support occupancy and retention even as product turns over.
Day-to-day livability is competitive for an inner suburb: cafes, childcare, groceries, parks, and restaurants benchmark in the upper national percentiles, while average school ratings (around 4 out of 5) also score well nationally. One service gap to note is limited pharmacy presence in the immediate neighborhood. Elevated home values relative to incomes indicate a high-cost ownership market, which can reinforce reliance on rental housing and support pricing power for well-positioned assets.
Vintage context: the property’s 1990 construction is newer than the neighborhood’s older housing stock (average mid-1940s). That relative youth can be competitive versus legacy assets, though investors should still plan for selective modernization and systems updates in capital planning.
Safety signals are mixed but generally favorable in comparative terms. By national benchmarks, violent-offense rates align with the safer end of the spectrum (top quartile nationally), and property-offense levels also compare well against U.S. neighborhoods overall. At the metro level, conditions vary across Buffalo–Cheektowaga; investors should evaluate micro-location and recent trendlines when underwriting.
Trend note: recent data indicate an uptick in property-related incidents in the past year even as violent-offense trends have been relatively stable. As with any inner-suburban setting, prudent security measures and lighting, along with resident engagement, can help support retention and asset performance.
The employment base within a commutable radius blends healthcare distribution, financial services, logistics, and corporate healthcare—supporting workforce housing demand and commute convenience for renters. Nearby anchors include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution corporate offices (5.9 miles)
- M&T Bank Corp. — financial services corporate offices (10.9 miles) — HQ
- FedEx Trade Networks — logistics corporate offices (14.2 miles)
- UnitedHealth Group — healthcare services corporate offices (17.1 miles)
- Thermo Fisher Scientific — life sciences corporate offices (21.2 miles)
This 25-unit asset at 4391 S Buffalo St benefits from top-ranked neighborhood fundamentals within the Buffalo–Cheektowaga metro and nationally strong occupancy at the neighborhood level, supporting leasing stability and collections. Elevated ownership costs in the area sustain reliance on multifamily, while a 3-mile radius shows population and household growth with smaller average household size—dynamics that typically expand the renter pool and support retention. Based on commercial real estate analysis from WDSuite, neighborhood rents and rent-to-income positioning suggest room for disciplined revenue management rather than outsized concessions.
Constructed in 1990, the property is newer than much of the surrounding stock, offering competitive positioning versus pre-war assets. Investors can evaluate targeted value-add through unit and common-area updates to capture renter preferences, while keeping an eye on recent property-crime upticks and service gaps (such as limited nearby pharmacies) that may warrant operational mitigations.
- Top-rated neighborhood among 301 metro areas with nationally strong occupancy supporting stable leasing (neighborhood metrics)
- Expanding 3-mile renter base via population and household growth with smaller household size, aiding absorption and retention
- 1990 vintage provides competitive edge versus older local stock; targeted modernization can drive value-add
- High-cost ownership landscape reinforces multifamily demand and supports disciplined pricing power
- Risks: monitor recent property-crime uptick and local service gaps; underwrite for ongoing security and operational measures