| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 62nd | Good |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 916 Upper Mountain Rd, Lewiston, NY, 14092, US |
| Region / Metro | Lewiston |
| Year of Construction | 1990 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
916 Upper Mountain Rd Lewiston Multifamily Investment
Neighborhood-level occupancy shows steady performance and manageable renter affordability, according to WDSuite’s CRE market data, supporting a practical hold or value-add strategy in this suburban pocket of the Buffalo-Cheektowaga metro.
Located in a suburban area of Lewiston within the Buffalo-Cheektowaga, NY metro, the neighborhood carries a B rating and shows occupancy that is above the metro median (ranked 142 out of 301 neighborhoods). For investors, this suggests a baseline of leasing stability at the neighborhood level rather than a lease-up environment.
Average construction in the surrounding neighborhood skews to the early 2000s, while the subject property was built in 1990. The older vintage can translate to targeted capital planning for systems and interiors, but also provides potential value-add upside to compete effectively against the area’s newer stock.
Unit tenure patterns indicate a lower renter concentration at the neighborhood level (renter-occupied share is modest), signaling an owner-leaning area. Within a 3-mile radius, renter share is still under one-third, which points to a thinner but potentially stable tenant base; owners should emphasize product differentiation and retention to sustain occupancy.
Demographic statistics aggregated within a 3-mile radius show slight population softening over the last five years while household counts have edged higher and are projected to continue increasing. This mix—smaller average household size and more households—supports a gradual expansion of the renter pool, which can underpin occupancy and renewals for well-positioned multifamily assets.
Ownership costs in the neighborhood are relatively elevated in context of local incomes, and the neighborhood’s rent-to-income levels indicate manageable renter affordability. For investors, this combination can reinforce reliance on rental housing and support lease retention and pricing power over time, based on CRE market data from WDSuite.
Amenity density is limited in the immediate area (few walkable cafes, restaurants, or retail), consistent with a lower-amenity suburban setting. Positioning should account for car-oriented living and emphasize on-site features and convenience to offset fewer nearby amenities.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors typically benchmark safety using broader Buffalo-Cheektowaga metro trends and local jurisdiction reports, and incorporate standard measures such as lighting, access control, and resident engagement during underwriting and operations.
The employment base within commuting distance features healthcare, life sciences, logistics, and financial services, which can support renter demand and retention via steady white- and blue-collar jobs. Nearby employers include Thermo Fisher Scientific, FedEx Trade Networks, UnitedHealth Group, M&T Bank Corp., and McKesson.
- Thermo Fisher Scientific — life sciences (9.8 miles)
- FedEx Trade Networks — logistics (13.0 miles)
- UnitedHealth Group — healthcare services (13.6 miles)
- M&T Bank Corp. — banking (19.9 miles) — HQ
- McKesson — healthcare distribution (25.7 miles)
This 25-unit property’s 1990 vintage is slightly older than the surrounding neighborhood’s early-2000s average, creating a straightforward value-add path through selective renovations and systems updates. Neighborhood occupancy trends are above the metro median, and within a 3-mile radius households are increasing even as population is flat-to-down—conditions that indicate a gradually expanding renter pool and support for steady leasing. Elevated ownership costs alongside manageable rent-to-income levels suggest rental housing remains a practical choice for many households, supporting retention and stable cash flow, based on CRE market data from WDSuite.
The area’s suburban format has fewer walkable amenities, so on-site features and convenience will be important to differentiate versus nearby stock that is, on average, newer. Proximity to a diversified employment base (life sciences, healthcare, logistics, and finance) provides multiple demand drivers that can sustain tenancy through cycles.
- Above-metro-median neighborhood occupancy supports stable leasing dynamics.
- 1990 vintage offers clear value-add potential versus early-2000s area stock.
- Household growth within 3 miles points to a larger tenant base and renewal support.
- Elevated home values and manageable rent-to-income reinforce reliance on rental housing.
- Risks: thinner renter concentration and lower amenity density require strong unit finishes and resident experience.