| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Good |
| Demographics | 54th | Fair |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1350 Union Rd, West Seneca, NY, 14224, US |
| Region / Metro | West Seneca |
| Year of Construction | 1980 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1350 Union Rd, West Seneca Multifamily Investment
Stable neighborhood occupancy and a modest renter base point to durable leasing fundamentals, according to WDSuite’s CRE market data. Positioning focuses on steady cash flow potential supported by accessible rents and proximity to key employers.
This inner-suburb location in West Seneca carries a B+ neighborhood rating and ranks 99 out of 301 within the Buffalo-Cheektowaga metro—competitive among metro neighborhoods. Neighborhood occupancy has been steady and sits in a healthy range, with five-year change essentially flat, supporting income durability for well-managed assets.
Amenity access tilts practical: restaurants and cafes index higher than average nationally, and pharmacy access is strong, while park and childcare densities are limited. Average school ratings are near the national midpoint. These dynamics suit workforce-oriented properties, with conveniences that can aid retention even if recreational amenities are thinner locally.
Tenure patterns indicate a renter-occupied share near one-third of housing units in the neighborhood, suggesting a stable but not saturated renter pool—supportive for leasing without heavy concession pressure. Median contract rents track near national medians, and the rent-to-income profile indicates manageable affordability pressure, which can help underpin renewals and reduce turnover risk.
Within a 3-mile radius, population was roughly stable over the last period while household counts edged up, implying smaller household sizes and incremental demand for rental options. WDSuite’s data indicates forecasts for population growth and a notable increase in households over the next five years, pointing to renter pool expansion that can support occupancy stability. Home values are lower than the national median, which may introduce some competition from ownership, but also helps sustain workforce rental demand for well-located multifamily.
Comparable crime metrics were not available in WDSuite for this neighborhood. Investors typically benchmark neighborhood safety against Buffalo-Cheektowaga and Erie County trends and incorporate standard diligence (police reports, insurer feedback, and property-level history) to contextualize risk.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, including McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution (1.4 miles)
- M&T Bank Corp. — banking & financial services (7.0 miles) — HQ
- FedEx Trade Networks — logistics & trade services (9.9 miles)
- UnitedHealth Group — healthcare services (12.2 miles)
- Thermo Fisher Scientific — life sciences (16.7 miles)
Built in 1980, this 38-unit asset is newer than much of the surrounding housing stock, offering relative competitiveness versus older properties while leaving room for selective modernization to enhance rents and retention. Neighborhood occupancy has been stable, the renter-occupied share indicates a dependable tenant base, and amenities lean practical—factors that support steady leasing in a workforce context.
Within a 3-mile radius, WDSuite’s commercial real estate analysis points to rising household counts and income growth over the next five years, which can expand the renter pool and sustain occupancy. Proximity to diversified employers adds demand depth, while ownership costs below national medians suggest balanced pricing power with some competition from entry-level ownership.
- 1980 vintage offers competitive positioning versus older stock, with targeted value-add potential through modernization.
- Stable neighborhood occupancy and a modest but durable renter-occupied share support income consistency.
- 3-mile forecasts show rising households and incomes, indicating a larger tenant base and support for lease-up and renewals.
- Employer proximity (healthcare, finance, logistics, life sciences) reinforces demand and retention potential.
- Risks: limited park/childcare amenities, ownership competition given accessible home values, and the need for standard safety diligence.