| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Best |
| Demographics | 66th | Good |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 41 Paradise Ln, Tonawanda, NY, 14150, US |
| Region / Metro | Tonawanda |
| Year of Construction | 1973 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
41 Paradise Ln Tonawanda Multifamily Investment
Stabilized renter demand in a suburban pocket with high neighborhood occupancy supports predictable cash flow, according to WDSuite’s CRE market data. Location and workforce access are the primary levers here rather than luxury positioning.
Tonawanda’s suburban setting scores in the top quartile among 301 metro neighborhoods, signaling balanced livability fundamentals and steady renter appeal. Neighborhood occupancy trends are strong relative to national benchmarks, helping underpin lease stability for multifamily assets in this area.
Amenities skew practical: cafe and park access trend in the top quartile nationally, while grocery options are competitive among Buffalo-Cheektowaga neighborhoods. Average school ratings track below the national median; investors should plan for marketing and retention strategies that emphasize convenience, commutes, and everyday services over school-driven demand.
The neighborhood’s renter-occupied share is closer to one-fifth of housing units, indicating a more ownership-leaning block group mix. For investors, that typically means a somewhat thinner in-neighborhood renter base but can support stability when paired with commute convenience and access to employment centers nearby. Within a 3-mile radius, population and household counts have been growing and are projected to continue increasing, pointing to a larger tenant pool over the medium term and supporting occupancy durability.
Home values are moderate for the region, which can introduce some competition from entry-level ownership. At the same time, rent levels sit slightly above national medians with a relatively manageable rent-to-income profile, suggesting room for disciplined revenue management without overextending affordability. Construction stock in this micro-area skews early 1970s; with the subject built in 1973, investors should plan for ongoing capital projects and selective renovations to preserve competitiveness.
Standardized neighborhood crime metrics are not available in the provided dataset for this area. Investors typically compare city and county trendlines and conduct site-level diligence (police blotters, property camera coverage, lighting, and access control) to contextualize conditions alongside regional norms.
Nearby corporate employment anchors support a broad commuter renter base and reduce reliance on any single industry, aiding tenant retention and leasing stability. Key employers within typical commuting distance include UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, M&T Bank Corp., and McKesson.
- UnitedHealth Group — healthcare services (1.5 miles)
- FedEx Trade Networks — logistics & trade (3.9 miles)
- Thermo Fisher Scientific — life sciences (6.5 miles)
- M&T Bank Corp. — financial services (8.8 miles) — HQ
- McKesson — healthcare distribution (12.8 miles)
41 Paradise Ln is an 80-unit, early-1970s asset positioned in a suburban neighborhood that ranks in the top quartile among 301 Buffalo-Cheektowaga neighborhoods. Neighborhood occupancy is elevated versus national norms, supporting cash-flow consistency; based on CRE market data from WDSuite, rent levels are near-to-slightly above national medians with a manageable rent-to-income profile, favoring disciplined revenue management.
Built in 1973, the property is slightly older than surrounding stock, which points to ongoing capital planning and targeted value-add upgrades to maintain competitiveness. Within a 3-mile radius, population and household growth trends expand the renter pool over time, while nearby healthcare, logistics, life sciences, and financial services employers diversify demand drivers. Ownership-leaning blocks locally may temper the immediate renter concentration, but proximity to employment and everyday amenities helps support leasing velocity and retention.
- Elevated neighborhood occupancy supports income stability
- Suburban setting with cafes, parks, and grocery access competitive for daily convenience
- Diverse nearby employers (healthcare, logistics, life sciences, finance) bolster renter demand
- 1973 vintage offers value-add and capex planning opportunities to sustain positioning
- Risks: modest local renter concentration and below-median school ratings may require targeted leasing and retention strategies