| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 81st | Best |
| Amenities | 84th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5403 Main St, Williamsville, NY, 14221, US |
| Region / Metro | Williamsville |
| Year of Construction | 1976 |
| Units | 110 |
| Transaction Date | 2017-06-15 |
| Transaction Price | $3,893,498 |
| Buyer | GLICK VILLAGE SQUARE LLC |
| Seller | RAHF IV VILLAGE SQUARE LLC |
5403 Main St Williamsville Multifamily Investment
Neighborhood occupancy around 95% has held firm, supporting stable leasing dynamics according to WDSuite’s CRE market data. This suburban Williamsville location offers steady renter demand relative to the metro, with pricing supported by a high-cost ownership market.
Williamsville’s neighborhood profile ranks 4th of 301 within the Buffalo-Cheektowaga metro, placing it in the top quartile locally and indicating strong overall fundamentals for a suburban address. Amenity access is a differentiator: restaurant density and park/pharmacy access trend in the low 90s national percentiles, supporting day-to-day convenience that helps retention and lease velocity.
The property’s 1976 vintage is newer than the neighborhood’s older housing stock (average construction year 1945). That relative youth can be a competitive edge versus prewar buildings while still warranting capital planning for aging systems and potential modernization to meet current renter expectations.
Tenure patterns suggest a primarily owner-occupied area with a moderate renter base. Neighborhood data indicate roughly one-fifth to one-quarter of housing units are renter-occupied, which points to a stable but not unlimited pool of multifamily demand; operators typically benefit from dependable renewal profiles and less direct competition from dense rental clusters.
Within a 3-mile radius, demographics show modest population growth, a small increase in households, and rising incomes, with forecasts calling for further household expansion and slightly smaller average household sizes. These trends imply a gradually expanding tenant base and support for occupancy stability and measured rent growth over the medium term, based on commercial real estate analysis from WDSuite.
Home values are elevated for the region, and neighborhood rent-to-income levels trend favorable (around the low teens), which generally supports retention while allowing disciplined rent management. Combined with a neighborhood occupancy rate in the mid-90s, this submarket compares favorably to many national peers on stability.
Safety signals are mixed but generally compare positively at the national level. The neighborhood’s crime profile is ranked 48th of 301 metro neighborhoods, indicating higher reported crime relative to the metro median; however, national percentiles place the area in the top half for safety, with violent offense measures around the 70th percentile and property offense measures around the 85th percentile versus neighborhoods nationwide.
Recent year-over-year data show a notable uptick in property offenses, which investors should monitor alongside building security and operational practices. Overall, comparative positioning remains better than many areas nationally, but local operating plans should account for submarket variability within Buffalo-Cheektowaga.
Nearby employers provide a diversified white-collar employment base that supports renter demand and retention, including healthcare, logistics, banking, and life sciences. The list below highlights prominent names within commuting range of Williamsville.
- UnitedHealth Group — healthcare & insurance (5.97 miles)
- FedEx Trade Networks — global logistics (7.80 miles)
- McKesson — pharmaceutical distribution (7.88 miles)
- M&T Bank Corp. — banking (7.93 miles) — HQ
- Thermo Fisher Scientific — life sciences (11.85 miles)
5403 Main St offers scale at 110 units in a suburban submarket where neighborhood occupancy is in the mid-90s and renter affordability trends are manageable. Based on CRE market data from WDSuite, the area’s strong amenity access and nationally competitive positioning support durable demand and renewal prospects. The 1976 construction is newer than much of the surrounding stock, creating relative competitiveness versus older buildings while still calling for targeted system upgrades and potential interior refreshes to capture value-add upside.
Within a 3-mile radius, modest population growth and a rising household count point to a steadily expanding renter pool, with higher ownership costs reinforcing reliance on multifamily housing. Operators can prioritize resident retention and disciplined rent management to balance stability with growth while monitoring local crime trends and calibrating security and operations accordingly.
- Stable neighborhood occupancy and favorable rent-to-income support retention
- 1976 vintage is competitive versus older local stock; targeted capex can unlock value
- Strong amenity access and diversified employment base aid leasing and renewals
- Expanding households within 3 miles point to a gradually larger renter pool
- Risks: recent uptick in property offenses and a smaller renter-occupied share can temper lease-up pace