| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Poor |
| Demographics | 49th | Fair |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 109 N Buffalo St, Springville, NY, 14141, US |
| Region / Metro | Springville |
| Year of Construction | 1978 |
| Units | 63 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
109 N Buffalo St, Springville NY Multifamily Investment
Neighborhood fundamentals suggest steady workforce demand with manageable affordability pressure, according to WDSuite’s CRE market data. Investor focus here is on operational discipline and selective upgrades to support leasing velocity and retention.
Springville is a suburban node within the Buffalo-Cheektowaga metro, rated B- (ranked 153 of 301 neighborhoods). Amenity access is competitive among Buffalo-Cheektowaga neighborhoods (amenity rank 90 of 301), with cafes, restaurants, and pharmacies in the upper half of national density percentiles, while parks and childcare are sparse. School quality trends sit near the national middle, supporting broad-based renter appeal without premium pricing.
At the neighborhood level, occupancy is below the metro average and below the national median, and has eased over the past five years. This backdrop favors hands-on leasing and renewals to stabilize performance. Renter-occupied housing accounts for roughly one-third of units, indicating an owner-leaning area but a meaningful tenant base for professionally managed multifamily. Median contract rents and household incomes track in the lower-to-mid national bands, aligning with workforce positioning and measured rent growth expectations.
Within a 3-mile radius, recent trends show growth in population and households, which has supported a larger tenant base and steadier absorption. Forward-looking projections, however, indicate potential contraction in both population and households by the next five-year mark; prudent underwriting should incorporate conservative lease-up assumptions and sustained resident retention efforts. Home values are moderate in the national context, and the rent-to-income profile suggests lighter affordability pressure, which can aid renewals and limit turnover risk. For investors conducting multifamily property research, these dynamics point to dependable, needs-based demand more than speculative premium rent growth.
Vintage context matters: the property’s 1978 construction is newer than much of the area’s older housing stock, providing relative competitiveness versus pre-war assets. Even so, systems and finishes may benefit from targeted modernization to sharpen curb appeal and support rent premiums within the neighborhood’s value-oriented range.
Neighborhood-level safety statistics are limited in this dataset. Investors typically benchmark conditions against the wider Buffalo-Cheektowaga region and similar suburban areas, and supplement with local law enforcement updates and insurer loss-history reviews to gauge trend direction and potential expense impacts.
Practical underwriting steps include confirming recent patterns versus metro averages, evaluating on-site lighting and access controls, and aligning security measures with resident expectations for suburban properties.
Regional employers within commuting range help support workforce renter demand and day-to-day leasing stability. Nearby anchors include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution offices (23.5 miles)
- M&T Bank Corp. — banking & financial services (28.1 miles) — HQ
- FedEx Trade Networks — logistics & trade services (31.4 miles)
- UnitedHealth Group — healthcare services (34.8 miles)
- Thermo Fisher Scientific — life sciences (38.4 miles)
Built in 1978 with 63 units, the property offers scale and a vintage that is newer than much of the area’s older housing stock, supporting competitive positioning versus pre-war assets. Neighborhood occupancy trends are softer than metro norms, so value creation leans on rigorous leasing, expense control, and targeted unit/common-area updates rather than outsized rent growth. A moderate home-value environment can create some competition from ownership, but a favorable rent-to-income profile supports renewal rates and pricing resilience.
The surrounding 3-mile area has recently expanded in population and households, supporting tenant demand, while forward projections suggest a smaller renter pool by the next five-year mark—underscoring the importance of retention and asset quality. Based on commercial real estate analysis from WDSuite, investors should underwrite steady, needs-driven demand and focus on operational execution to capture durable cash flow.
- 1978 construction offers relative competitiveness; targeted modernization can unlock value-add upside
- Workforce demand supported by recent 3-mile population and household growth, aiding absorption and renewals
- Moderate home values and favorable rent-to-income support retention and pricing discipline
- Operational playbook: hands-on leasing, expense control, and selective capex to stabilize NOI
- Risk: neighborhood occupancy trends below metro averages and potential forward demand softening require conservative underwriting