| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 79th | Best |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6055 Armor Duells Rd, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1999 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6055 Armor Duells Rd, Orchard Park NY Multifamily Investment
Suburban asset in a high-performing neighborhood with above-median occupancy and strong school fundamentals, according to WDSuite’s CRE market data.
Located in Orchard Park within the Buffalo-Cheektowaga metro, the neighborhood rates A and ranks 23 out of 301 metro neighborhoods, placing it in the top quartile locally. Occupancy at the neighborhood level is above the metro median, supporting income stability for well-run properties. Neighborhood NOI per unit ranks first out of 301 and sits in the 99th percentile nationally, signaling historically strong operating performance relative to peers (as tracked by WDSuite).
Livability features skew toward suburban convenience rather than density. Restaurants and groceries track near metro averages, while cafes and childcare availability are competitive among metro peers. Parks and pharmacies are sparse within neighborhood bounds, so residents likely rely on nearby corridors for recreation and services. The school environment is a notable strength: the average school rating is at the top of the metro (ranked 1 of 301) and in the 100th percentile nationally—an advantage for family-oriented renter demand and lease retention.
Tenure data indicate a renter-occupied share near one-third, implying an owner-leaning submarket. For investors, this typically means a defined but loyal renter base, with demand concentrated in quality assets and limited direct competition from large volumes of rentals. Elevated home values for the area reinforce reliance on rentals for many households, yet ownership remains attainable enough locally to warrant pricing discipline and amenity differentiation to support renewals and leasing velocity.
Demographics aggregated within a 3-mile radius show a steady population base with a clear increase in households and smaller average household sizes over the last five years. That pattern supports a larger tenant base and sustained need for professionally managed apartments. Income levels around the area are healthy and rent-to-income readings suggest manageable affordability pressure in this submarket, which can support rent growth pacing and renewal strategy. These dynamics align with what investors expect in higher-quality suburban nodes and are consistent with insights from WDSuite’s multifamily property research.
Comparable crime statistics for this neighborhood are not available in the dataset provided. For underwriting, investors commonly benchmark neighborhood safety against metro and national peers and review multi-year trends to understand directionality rather than any single-year snapshot.
Given the lack of rank or percentile readings here, consider supplementing with third-party incident trends, police blotter summaries, and insurer loss history to contextualize resident experience and potential impacts on leasing, renewal behavior, and operating costs.
Regional employment access includes pharmaceutical distribution, banking, logistics, healthcare services, and life sciences—diverse sectors that can support renter demand and retention through commute convenience for a range of professional and hourly workers.
- McKesson — pharmaceutical distribution (6.9 miles)
- M&T Bank Corp. — banking (11.0 miles) — HQ
- FedEx Trade Networks — logistics & trade services (14.4 miles)
- UnitedHealth Group — healthcare services (17.6 miles)
- Thermo Fisher Scientifc — life sciences (21.3 miles)
Built in 1999, the asset is newer than much of the surrounding housing stock (average vintage is mid-20th century). That typically translates to competitive positioning on layouts and systems, with potential to unlock value through targeted modernization rather than full-scope rehabs. Neighborhood fundamentals are supportive: occupancy trends sit above the metro median, schools are best-in-metro, and the renter base—while smaller than in urban cores—tends to be sticky in well-amenitized, professionally managed properties.
Within a 3-mile radius, households have increased while average household size has declined, expanding the renter pool and supporting occupancy stability. Income levels provide headroom for prudent rent growth, and rent-to-income readings indicate moderate affordability pressure that can aid renewal rates. According to commercial real estate analysis from WDSuite, the neighborhood’s NOI per unit performance ranks at the top of the metro and in the upper tier nationally, reinforcing the case for durable cash flow, with the caveat that an owner-leaning tenure mix and limited on-neighborhood amenities call for disciplined asset management and thoughtful service offerings.
- 1999 vintage offers relative competitiveness versus older stock, with value-add upside through selective upgrades
- Above-median neighborhood occupancy and top-tier schools support leasing stability and retention
- 3-mile household growth and smaller household sizes expand the tenant base and support absorption
- Healthy area incomes and manageable rent-to-income dynamics provide room for disciplined rent pacing
- Risks: owner-leaning tenure, sparse on-neighborhood amenities, and potential competition from homeownership options