| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 84th | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4481 S Buffalo St, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1973 |
| Units | 30 |
| Transaction Date | 2013-03-31 |
| Transaction Price | $2,150,000 |
| Buyer | ORCHARD VILLAGE APARTMENTS LLC |
| Seller | ERIE INVESTMENT PROPERTIES INC |
4481 S Buffalo St 30-Unit Orchard Park Multifamily
Neighborhood occupancy is strong and renter demand is durable in this inner-suburb location, according to WDSuite’s CRE market data for the immediate area. Investors screening stabilized assets may find consistency supported by a deep renter pool and high-quality local amenities measured at the neighborhood level.
Orchard Park’s immediate neighborhood scores A+ and ranks 1st out of 301 metro neighborhoods, signaling strong fundamentals for multifamily. Neighborhood occupancy is competitive among Buffalo-Cheektowaga neighborhoods (ranked 40 of 301) and sits in the top quartile nationally, reinforcing lease-up and retention prospects at the neighborhood level rather than the property itself.
Livability is a draw for working households. Cafes and parks benchmark in the top decile nationally, and grocery access trends above national averages, while pharmacies are comparatively limited in the immediate area. Average school ratings are strong (above metro average; rank 11 of 301, top quartile nationally), which can support resident stickiness in family-oriented renter segments.
Tenure patterns indicate depth in the renter base: renter-occupied housing represents a sizable share of neighborhood units (high national percentile), supporting demand for professionally managed apartments. Median contract rents for the neighborhood trend above many peer areas in the metro, while rent-to-income levels remain manageable, which can aid renewal outcomes and reduce turnover risk from affordability pressure.
Within a 3-mile radius, population and households have expanded over the past five years, with forecasts indicating continued household growth and higher median incomes through the next planning horizon. This points to a gradually expanding tenant base and supports occupancy stability relative to older stock across the region. The property’s 1973 vintage is newer than the neighborhood’s average construction year, suggesting competitive positioning versus older buildings while still leaving room for targeted modernization to drive value.
Relative to the Buffalo-Cheektowaga metro, the neighborhood’s overall safety profile trends above the metro average (crime rank near the better end at 40 out of 301), and it performs in the upper half nationally. Violent-offense indicators are comparatively favorable in national terms (upper-tier percentile), which supports resident retention and leasing stability.
Property offenses show a recent year-over-year uptick at the neighborhood level. While still benchmarking well nationally, investors should monitor trends and ensure standard security measures and lighting are part of capital planning to maintain competitiveness without assuming block-level risk.
Proximity to regional employers supports a steady commuter renter base, with nearby roles spanning healthcare distribution, banking, logistics, health insurance, and life sciences — contributors to weekday traffic and retention potential for workforce housing.
- McKesson — healthcare distribution (6.0 miles)
- M&T Bank Corp. — banking & financial services (11.0 miles) — HQ
- FedEx Trade Networks — logistics & trade services (14.3 miles)
- UnitedHealth Group — health insurance & services (17.2 miles)
- Thermo Fisher Scientifc — life sciences & instruments (21.3 miles)
This 30‑unit, 1973-vintage asset benefits from an A+ neighborhood that ranks first among 301 Buffalo-Cheektowaga neighborhoods, with top-quartile national standing for occupancy at the neighborhood level. Elevated home values in the area and manageable rent-to-income conditions support renter reliance on multifamily housing and can underpin renewal rates and pricing discipline. Based on commercial real estate analysis from WDSuite, amenities and schools benchmark above metro norms, reinforcing livability that helps sustain demand.
Looking ahead, 3-mile demographics show growth in population and households with rising incomes through the forecast period, expanding the tenant base and supporting occupancy stability. The 1973 vintage is newer than much of the neighborhood’s housing stock, offering relative competitiveness and potential for targeted renovations to modernize systems and common areas for value creation.
- A+ neighborhood with competitive metro rank and top-quartile national occupancy at the neighborhood level
- Depth in renter-occupied housing supports demand and retention for professionally managed units
- 3-mile population and household growth with rising incomes expands the tenant base
- 1973 vintage offers value-add via selective modernization versus older neighborhood stock
- Watchlist: limited nearby pharmacies and a recent uptick in property offenses warrant standard security and convenience planning