| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 71st | Best |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 375 West Ave, West Seneca, NY, 14224, US |
| Region / Metro | West Seneca |
| Year of Construction | 1991 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
375 West Ave West Seneca NY 20-Unit Multifamily
Neighborhood occupancy is above the metro median with a sizable renter-occupied base, supporting income stability according to WDSuite’s CRE market data. Newer 1991 vintage relative to nearby stock positions the asset competitively while still leaving room for targeted upgrades.
Located in West Seneca’s inner-suburb setting of the Buffalo-Cheektowaga metro, the neighborhood is competitive among Buffalo-Cheektowaga neighborhoods for overall amenities (rank 96 of 301) and shows above-median occupancy relative to the metro. At the national level, amenity access trends near the middle of the pack, with stronger proximity to childcare and pharmacies than to cafes or parks, which may favor day-to-day convenience over lifestyle-driven foot traffic.
The area’s housing stock skews older (average 1973), and a 1991 construction date gives this property a relative edge versus much of the local inventory, while investors should still plan for modernization of systems as appropriate for a three-decade asset. Neighborhood renter-occupied share is about 45% of housing units (rank 56 of 301; top quartile nationally by percentile), indicating a deep tenant base that can support leasing velocity and renewal retention when managed well.
Demographic indicators aggregated within a 3-mile radius show a modest population pullback in recent years alongside smaller household sizes, yet projections point to an increase in households and incomes, expanding the renter pool over the next cycle. These dynamics typically support occupancy stability and broaden the demand funnel for well-maintained workforce-oriented units.
Home values sit in a lower national percentile for ownership costs, which can introduce some competition from entry-level ownership. However, neighborhood rent-to-income runs near the middle nationally, suggesting manageable affordability pressure that can aid lease retention while requiring disciplined pricing and renewal management.
Neighborhood-level crime benchmarks were not available in WDSuite’s dataset for this location at the time of analysis. Investors commonly evaluate safety via multi-year, neighborhood-versus-metro trend comparisons and on-the-ground diligence; consider pairing third-party crime trend data with property operations history to contextualize resident experience and leasing risk.
Proximity to established employers supports renter demand via short commutes and diversified industry exposure, including healthcare distribution, banking, logistics, and managed care. Nearby anchors include McKesson, M&T Bank Corp., FedEx Trade Networks, UnitedHealth Group, and Thermo Fisher Scientific.
- McKesson — healthcare distribution offices (1.6 miles)
- M&T Bank Corp. — banking & financial services (6.2 miles) — HQ
- FedEx Trade Networks — logistics & trade services (9.0 miles)
- UnitedHealth Group — managed care & insurance (11.1 miles)
- Thermo Fisher Scientifc — life sciences offices (15.7 miles)
This 20-unit, 1991-vintage asset benefits from neighborhood occupancy above the metro median and a renter-occupied share near the top quartile nationally, supporting depth of demand for multifamily housing. Relative to an older local housing base, the vintage offers competitive positioning while leaving room for selective value-add through interior refreshes and system updates to enhance rentability and retention.
Within a 3-mile radius, recent population softness is offset by projections for household growth and rising incomes, which typically expand the tenant base and support steady leasing. According to commercial real estate analysis informed by WDSuite, local ownership costs are comparatively accessible nationally, so operators should balance pricing strategy with renewal-focused asset management to sustain occupancy and minimize turnover.
- Occupancy above metro median and strong renter concentration support leasing stability
- 1991 vintage outcompetes older neighborhood stock with value-add potential
- 3-mile forecasts indicate household and income growth, expanding the renter pool
- Diverse nearby employers underpin demand across healthcare, logistics, and finance
- Risk: relatively accessible ownership options may temper pricing power; focus on retention