| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 84th | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6551 E Quaker St, Orchard Park, NY, 14127, US |
| Region / Metro | Orchard Park |
| Year of Construction | 1972 |
| Units | 42 |
| Transaction Date | 2013-05-15 |
| Transaction Price | $1,600,000 |
| Buyer | OP 6651 LLC |
| Seller | SMF VILLAGE SQUARE I LLC |
6551 E Quaker St, Orchard Park Multifamily Opportunity
Stabilized neighborhood fundamentals and a deep renter pool point to durable occupancy and steady leasing, according to CRE market data from WDSuite. The submarket’s high-income profile and balanced rent-to-income dynamics support retention and measured pricing power.
Orchard Park sits in the Buffalo-Cheektowaga metro’s inner-suburb ring and scores A+ overall, ranking 1 out of 301 metro neighborhoods. For multifamily investors, the area’s 99.4% neighborhood occupancy (top decile nationally) indicates tight supply and strong renter demand at the neighborhood level, helping underpin lease-up and renewal stability.
Everyday convenience is a strength: neighborhood amenities such as parks, cafes, childcare, and grocery access rank competitively among Buffalo-Cheektowaga neighborhoods and land in the top quartile nationally. Pharmacy access is limited within the immediate neighborhood, which can modestly affect convenience but is not typically a decisive leasing factor when other daily needs are well-covered.
The neighborhood’s renter concentration is substantial for a suburban location, with a meaningful share of housing units renter-occupied, supporting a consistent tenant base and ongoing leasing visibility. Median contract rents at the neighborhood level have risen over the past five years alongside above-median household incomes and a low rent-to-income ratio, which together point to manageable affordability pressure and potential for disciplined rent growth.
Within a 3-mile radius, demographics show population growth over the last five years and a notable increase in households, driven in part by smaller household sizes. This trend typically expands the renter pool for studios and smaller floor plans and supports occupancy stability. Forward-looking indicators suggest continued household growth, which can translate into a larger tenant base even if population growth remains modest.
Vintage context: the property’s 1972 construction is newer than the neighborhood’s older housing stock on average (many structures pre-1950). That positioning can be competitively favorable versus aging comparables, while still leaving room for value-add through selective system updates and interior modernization to capture incremental rent.
Safety indicators are mixed but generally favorable in a national context. Neighborhood-level crime ranks indicate comparatively higher incident levels than some Buffalo-Cheektowaga peers (lower rank values among 301 metro neighborhoods signal more crime), yet national percentiles place the area above the U.S. average for safety, implying comparatively lower exposure than many neighborhoods nationwide.
Property offenses have shown recent volatility locally, warranting routine risk management and tenant communication. By contrast, violent offense metrics compare well at a national level, supporting a perception of relative safety for suburban renters. Investors should underwrite with standard measures—lighting, access control, and partnership with local community resources—while recognizing that metro-relative rankings and national percentiles can paint different comparative pictures.
A diversified employment base across healthcare, finance, logistics, and life sciences supports commuter-friendly demand for workforce housing near the property. Nearby employers include McKesson, M&T Bank, FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific—providing a broad set of white- and blue-collar jobs that help sustain leasing and retention.
- McKesson — healthcare distribution (5.6 miles)
- M&T Bank Corp. — banking & financial services (10.7 miles) — HQ
- FedEx Trade Networks — logistics & trade services (14.0 miles)
- UnitedHealth Group — health insurance & services (16.9 miles)
- Thermo Fisher Scientifc — life sciences (21.0 miles)
6551 E Quaker St benefits from tight neighborhood occupancy, strong suburban amenities, and a renter base supported by high median incomes and manageable rent-to-income levels. Based on CRE market data from WDSuite, neighborhood occupancy trends sit above national norms, while 3-mile household growth and smaller household sizes point to renter pool expansion that can sustain leasing velocity.
Constructed in 1972, the asset is newer than much of the area’s older stock, creating a relative quality advantage versus pre-war comparables. That said, a pragmatic capital plan for system updates and selective interior renovations can unlock value-add upside. The local employment mix—healthcare, finance, logistics, and life sciences—adds demand diversity that supports retention through cycles.
- Tight neighborhood occupancy and growing 3-mile household count support steady absorption and renewals.
- High-income tenant base with balanced rent-to-income dynamics supports measured pricing power.
- 1972 vintage offers value-add potential via targeted modernization while retaining a quality edge over older stock.
- Diversified nearby employers in healthcare, finance, logistics, and life sciences underpin demand across cycles.
- Risk: local property offense trends have been volatile; budget for standard safety enhancements and active management.