| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Poor |
| Demographics | 44th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1889 Quaker Rd, Barker, NY, 14012, US |
| Region / Metro | Barker |
| Year of Construction | 1989 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1889 Quaker Rd, Barker NY Multifamily Investment
1989-vintage, 25-unit asset positioned in a rural Niagara County pocket where renter demand is modest but steady and pricing remains accessible, according to WDSuite’s CRE market data. Newer construction relative to nearby housing stock suggests manageable capital planning with selective value-add potential.
Situated in the Buffalo–Cheektowaga metro, this rural neighborhood offers a quieter setting with limited retail and service density compared with metro hubs. Amenity counts rank near the bottom among 301 metro neighborhoods, so residents typically rely on regional corridors for groceries, dining, and daily needs—an important consideration for positioning the asset as practical workforce housing rather than lifestyle-driven.
Neighborhood schools test well relative to national peers, landing in the top quartile nationally, and are competitive among Buffalo–Cheektowaga neighborhoods (rank 30 of 301). That education profile can support family-oriented demand and longer tenancy, particularly for larger units.
The property’s 1989 construction is newer than the neighborhood’s older housing base (average circa 1923). For investors, that typically translates into a more competitive offering versus legacy stock, while still leaving room for modernization of common areas, interiors, and building systems to drive rent premiums and reduce turnover.
Renter-occupied share is comparatively low at the neighborhood level (teens), indicating a primarily owner-occupied area. Multifamily demand is therefore shallower than urban cores, but household stability can underpin retention for well-managed assets. Neighborhood occupancy is in the upper 80s, suggesting room to capture tenants through consistent operations and targeted upgrades.
Within a 3‑mile radius, WDSuite’s demographics show recent population growth and an increase in households alongside slightly smaller household sizes. Looking ahead, households are projected to expand further, which supports a larger tenant base and occupancy stability for pragmatic product. Median home values in the area are lower than many metros, which can introduce some competition from ownership, but accessible rents and a low rent‑to‑income profile point to solid lease retention and manageable affordability pressure.
Neighborhood‑level crime data for this area are not available in WDSuite’s dataset, so metro comparisons are limited. Investors typically pair property‑level incident history with municipal or county reports to gauge trend direction and to calibrate security measures and operating budgets.
Regional employment is anchored by large corporate offices within commuting range, supporting workforce housing demand and lease retention for value‑oriented units. Notable nearby employers include UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, McKesson, and M&T Bank.
- UnitedHealth Group — health insurance (27.4 miles)
- FedEx Trade Networks — logistics (29.5 miles)
- Thermo Fisher Scientific — life sciences (29.8 miles)
- McKesson — pharmaceutical distribution (34.0 miles)
- M&T Bank Corp. — banking (34.1 miles) — HQ
This 25‑unit, 1989‑built property offers a durable, lower‑intensity operating profile in a rural submarket with limited new supply and a smaller renter pool. According to CRE market data from WDSuite, neighborhood rents sit at accessible levels and rent‑to‑income ratios are favorable, supporting retention and consistent collections. The asset’s vintage is newer than much of the surrounding housing stock, creating an opportunity to capture modest rent premiums through targeted upgrades while remaining competitively priced.
Investor considerations include a primarily owner‑occupied neighborhood and sparse amenity density, which place a premium on dependable operations, unit functionality, and parking. Demographics aggregated within a 3‑mile radius show recent growth in households and a projected expansion over the next five years, implying a gradually larger tenant base. Lower area home values may offer buyers alternatives, but they also help sustain rental reliance among households that prefer flexibility or seek near‑term affordability.
- 1989 vintage newer than neighborhood stock, supporting competitive positioning with manageable capital planning
- Accessible rents and favorable rent‑to‑income dynamics underpin retention and occupancy stability
- Household growth in the 3‑mile trade area supports a gradually expanding renter base
- Value‑add potential via targeted interior and common‑area upgrades to drive rent premiums
- Risks: smaller renter pool in a rural, owner‑heavy neighborhood and limited amenity density