| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 78th | Best |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 44 Hart Pl, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1994 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
44 Hart Pl Orchard Park Multifamily Investment
Neighborhood fundamentals point to steady renter demand and competitive positioning for a 1994 vintage asset, according to WDSuite s CRE market data. One clear takeaway for investors: stable neighborhood occupancy and strong local schools support retention while ownership costs in the area sustain reliance on rentals.
The property sits in an A-rated, suburban neighborhood that ranks 34 out of 301 across the Buffalo-Cheektowaga metro placing it in the top quartile among metro neighborhoods. Neighborhood occupancy (not the property) trends strong and supports leasing stability, while renter-occupied housing makes up a smaller share of units than owners a setup that can still provide a consistent tenant base but may favor smaller, well-amenitized formats.
Livability indicators are mixed but generally favorable for multifamily. Average school ratings are near the top of the metro (11 of 301, top quartile nationally), which often correlates with household stability and longer tenures. Caf e9 density is competitive versus national norms (upper-tier percentile), and pharmacies index well, but immediate grocery and park access is limited in the neighborhood, suggesting residents rely on nearby corridors for daily needs.
Rents in the neighborhood (not the property) sit around the national mid-to-upper range, and the rent-to-income profile indicates manageable affordability for many households a helpful backdrop for retention and measured rent growth. At the same time, the area skews more owner-occupied, so multifamily product competes by delivering convenience and quality at attainable price points rather than volume.
Demographic statistics are aggregated within a 3-mile radius. Over the last five years, the local area recorded modest population growth alongside a larger increase in households, pointing to smaller household sizes and a gradually expanding renter pool. Forecasts indicate further gains in population and households into the medium term, which should support occupancy stability and broaden the prospective tenant base for well-positioned units.
The asset s 1994 construction is newer than the neighborhood s average vintage. That typically strengthens competitive positioning versus older stock, though investors should still evaluate systems, common areas, and in-unit finishes for targeted modernization that can lift rent thresholds.
Neighborhood-level crime metrics for this specific area are not available in WDSuite for citation. Investors commonly benchmark safety by comparing neighborhood trends to broader Buffalo-Cheektowaga patterns and reviewing public sources, then aligning operating practices (lighting, access control, resident screening) to sustain leasing and retention.
Proximity to established employers supports a diversified renter base and commute convenience, particularly for healthcare distribution, banking, logistics, health insurance, and life sciences roles listed below.
- McKesson healthcare distribution (4.1 miles)
- M&T Bank Corp. banking & financial services (9.0 miles) HQ
- FedEx Trade Networks logistics & trade services (12.3 miles)
- UnitedHealth Group health insurance & services (15.1 miles)
- Thermo Fisher Scientific life sciences (19.2 miles)
This 24-unit asset with compact average unit sizes positions as efficiency-oriented housing in an A-rated Orchard Park neighborhood. Based on CRE market data from WDSuite, neighborhood occupancy remains solid, school quality ranks near the top of the metro, and rent-to-income levels suggest room for stable retention. The 1994 vintage is newer than much of the surrounding stock, implying competitive appeal versus older comparables while leaving selective value-add opportunities in interiors and common areas.
Within a 3-mile radius, recent household growth and forecasts for further expansion indicate a broader tenant base ahead, which can support leasing and moderate rent growth. The area s ownership orientation and limited immediate grocery/park access warrant attention to amenity strategy and pricing, but employer proximity and strong schools underpin long-term demand for well-managed multifamily product.
- Newer-than-area 1994 vintage enhances competitive positioning versus older stock
- Stable neighborhood occupancy and strong schools support retention
- 3-mile household growth and employer proximity broaden the renter base
- Compact average unit sizes align with efficiency demand; value-add potential in finishes
- Risks: ownership-heavy area and limited immediate grocery/park access call for thoughtful amenity and pricing strategy