| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Poor |
| Demographics | 68th | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 770 Mill Rd, West Seneca, NY, 14224, US |
| Region / Metro | West Seneca |
| Year of Construction | 1978 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
770 Mill Rd West Seneca Multifamily Investment Snapshot
Neighborhood occupancy trends are above the metro median, supporting stable leasing conditions for multifamily, according to WDSuite’s CRE market data. Position and operations will matter more than amenities density in this suburban pocket.
This suburban West Seneca location balances neighborhood stability with steady renter demand. The area carries a B neighborhood rating and posts occupancy levels that are above the Buffalo-Cheektowaga metro median, indicating resilient tenant retention at the neighborhood level rather than the property. Restaurants per square mile rank competitive among Buffalo-Cheektowaga neighborhoods, while parks score in the top quartile nationally, offering livability that can aid leasing and renewals.
Within a 3-mile radius, demographics show modest population growth and an increase in total households, which expands the local tenant base and supports occupancy stability. The renter-occupied share is roughly one-quarter of housing units, signaling an ownership-leaning submarket; for investors, that typically means a shallower but stable renter pool where well-managed assets can differentiate on quality and convenience.
Home values sit near regional norms and, paired with comparatively strong household incomes, indicate a market where ownership is attainable for many households. For multifamily owners, this usually translates to measured pricing power and a focus on value, service, and maintenance to sustain leasing velocity and renewal rates rather than outsized rent growth. Grocery access is competitive within the metro, though cafés and pharmacies are limited nearby—factors that suggest car-oriented living and place a premium on on-site amenities and management responsiveness.
Built in 1978, the property is newer than much of the local housing stock. That vintage can be competitively positioned against older assets, while still warranting capital planning for aging systems and selective value-add upgrades. These updates can help capture durable demand in a neighborhood where, per WDSuite’s commercial real estate analysis, occupancy performance has been comparatively steady.
Recent neighborhood-level crime metrics are not available in the provided WDSuite dataset for this area. Investors typically benchmark property security programs and loss histories against broader municipal and county trends, and weigh visibility, lighting, access control, and resident feedback during diligence. Given the suburban context and commuting orientation, underwriting should incorporate property-level measures and insurer guidance rather than relying on block-level assumptions.
Nearby employers span healthcare distribution, logistics, banking, health insurance, and life sciences, supporting a diverse commuter base that can reinforce renter demand and retention.
- McKesson — healthcare distribution (1.5 miles)
- M&T Bank Corp. — banking (7.6 miles) — HQ
- FedEx Trade Networks — logistics (10.6 miles)
- UnitedHealth Group — health insurance (12.8 miles)
- Thermo Fisher Scientific — life sciences (17.3 miles)
Built in 1978, the asset is newer than much of the surrounding housing stock, offering relative competitiveness versus older product while still calling for targeted capital planning on systems and finishes. Based on CRE market data from WDSuite, neighborhood occupancy trends sit above the metro median, which supports a case for stable tenancy when paired with disciplined operations.
Within a 3-mile radius, projections point to more households and higher incomes by 2028, indicating a larger tenant base and potential for steady renewal performance. At the same time, ownership is attainable for many households locally, so underwriting should assume measured rent growth and emphasize service quality, unit upgrades, and curb appeal to win share in an ownership-leaning submarket.
- Occupancy above metro median at the neighborhood level supports leasing stability
- 1978 vintage offers value-add potential through systems updates and interior refresh
- 3-mile household and income growth expands the renter pool and renewal prospects
- Diverse nearby employers underpin commute convenience and workforce housing demand
- Risks: ownership-leaning area and limited walkable amenities may temper rent upside