| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 78th | Best |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Weiss Ave, West Seneca, NY, 14224, US |
| Region / Metro | West Seneca |
| Year of Construction | 2010 |
| Units | 105 |
| Transaction Date | 2014-03-25 |
| Transaction Price | $9,322,926 |
| Buyer | RM3A HOLDINGS LLC |
| Seller | RM3 HOLDINGS LLC |
100 Weiss Ave, West Seneca NY Multifamily Investment
Stabilized suburban fundamentals and a 2010 vintage position this 105-unit asset for durable NOI in a renter base that skews owner-oriented but steady, according to WDSuite’s CRE market data. Location and product age support leasing resilience while leaving room for selective upgrades to protect competitiveness.
West Seneca is a suburban neighborhood within the Buffalo-Cheektowaga metro and carries an A neighborhood rating, ranking 34th out of 301 metro neighborhoods — competitive among Buffalo-Cheektowaga neighborhoods and solidly in the top quartile nationally on several livability dimensions. Current neighborhood occupancy is strong, supporting investor expectations for stable collections and lease retention.
Product age in the area skews older (average 1971), and this 2010 construction stands newer than much of the local stock. That positioning can reduce near-term capital exposure and enhance leasing appeal versus older comparables, while still planning for mid-life system refresh and common-area modernization over the hold.
Households within a 3-mile radius have increased over the last five years and are projected to expand further, indicating a larger tenant base over time. Median household incomes in the neighborhood sit above many U.S. neighborhoods, and rent-to-income levels indicate manageable affordability pressure, which supports occupancy stability and measured pricing power. Renter-occupied share in the neighborhood is in the 60s nationally by percentile, signaling a moderate renter concentration that can provide depth without overreliance on highly transient demand.
Amenities are serviceable for a suburban location: pharmacies index well nationally, and there is a reasonable mix of cafes and restaurants. However, on-neighborhood park and grocery access is limited by count, so residents may rely on short drives for daily needs — a manageable trade-off that typically aligns with car-oriented suburban living. Schools rate well (average 4.0 out of 5; top quartile nationally and above the metro median), which can aid retention among households prioritizing education.
Comparable neighborhood-level safety metrics are not available in WDSuite’s current release for this location. Investors commonly benchmark property performance against metro and national crime trends using municipal sources and insurer data to round out diligence. Absent ranked data, underwriting should incorporate standard reserves and review of recent local reporting to gauge trajectory rather than point estimates.
The employment base combines healthcare, finance, logistics, and life sciences corporate offices, supporting steady renter demand and commute convenience for workforce and professional tenants. Nearby anchors include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientifc.
- McKesson — healthcare distribution corporate offices (3.5 miles)
- M&T Bank Corp. — banking corporate offices (8.5 miles) — HQ
- FedEx Trade Networks — logistics corporate offices (11.7 miles)
- UnitedHealth Group — healthcare services corporate offices (14.4 miles)
- Thermo Fisher Scientifc — life sciences corporate offices (18.6 miles)
Built in 2010, the property offers a meaningful age advantage versus the area’s 1970s-era stock, supporting competitive positioning and potentially lower near-term capital outlays. Neighborhood occupancy trends are healthy and the renter base is moderate in size, pointing to dependable leasing with room to nudge rents where value is delivered. Based on CRE market data from WDSuite, incomes in the area compare favorably at the neighborhood level, which helps sustain collections and renewals.
Within a 3-mile radius, recent household growth and projected gains suggest a gradually expanding renter pool. While ownership costs in the area are comparatively accessible, which can create some competition with for-sale housing, that dynamic often coexists with stable suburban multifamily demand, particularly for well-maintained, newer product. Underwriting should allow for measured upgrades to preserve differentiation and to manage any affordability pressure.
- 2010 vintage relative to older local stock supports competitive leasing and moderated near-term capex
- Healthy neighborhood occupancy and moderate renter concentration support stable collections
- Expanding 3-mile household base points to a larger tenant pool over time
- Income levels support rent servicing, with potential for targeted value-add to capture pricing power
- Risk: accessible ownership options and limited on-neighborhood parks/grocery may temper pricing in some vintages