| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Best |
| Demographics | 81st | Best |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 920 Mohawk St, Lewiston, NY, 14092, US |
| Region / Metro | Lewiston |
| Year of Construction | 1976 |
| Units | 106 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
920 Mohawk St Lewiston Multifamily Investment, 1976 Vintage
Positioned in a suburban A+–rated neighborhood with strong amenity access and solid renter demand, this 106‑unit asset benefits from stable neighborhood occupancy and balanced affordability, according to WDSuite’s CRE market data.
Lewiston sits within the Buffalo-Cheektowaga, NY metro and posts an A+ neighborhood rating (ranked 2 among 301 metro neighborhoods), indicating competitive fundamentals relative to the region. Amenity access ranks 8 of 301, and amenity density trends in the top quartile nationally, supporting day-to-day livability that helps leasing and retention.
Neighborhood occupancy is 96.3% and ranks 98 of 301, translating to competitive performance among Buffalo-Cheektowaga neighborhoods and top-quartile conditions nationwide. For investors, that level of stability generally supports steadier cash flow and reduces lease-up risk compared with weaker submarkets.
Rents at the neighborhood level trend around $1,128, while the rent-to-income ratio is 0.17. In investor terms, this suggests manageable affordability pressure, which can aid retention while still allowing measured rent growth management. Home values center near $251,767 with a value-to-income ratio around 3.27; in practice, this is a more accessible ownership market than coastal peers, which can temper pricing power but still sustain a reliable renter base.
Within a 3-mile radius, demographics show modest recent population softening but a projected increase in households by 2028 alongside smaller average household sizes. For multifamily, that points to a larger tenant base over time and supports occupancy stability. Renter-occupied share within 3 miles is about 26%, indicating a meaningful — though not dominant — renter concentration that aligns with workforce housing demand.
The property’s 1976 construction is newer than much of the local housing stock (neighborhood average construction year is 1949, ranked 133 of 301). This positioning can be competitively advantageous versus older product, though investors should underwrite ongoing system updates and selective renovations to keep pace with renter expectations.
Comparable suburban neighborhoods in the Buffalo-Cheektowaga metro exhibit a range of public safety profiles. Specific neighborhood crime ranks were not available in WDSuite’s dataset for this location, so investors should supplement with local law enforcement statistics and property management intel to validate on-the-ground conditions and trend direction.
From a risk-management standpoint, standard measures — lighting, access controls, and resident engagement — remain important levers to support tenant retention and asset performance regardless of broader metro trends.
Proximity to regional employers supports commute convenience and a durable renter pipeline, with access to life sciences, logistics, healthcare, and financial services roles from Thermo Fisher Scientific, FedEx Trade Networks, UnitedHealth Group, M&T Bank Corp., and McKesson.
- Thermo Fisher Scientific — life sciences (11.4 miles)
- FedEx Trade Networks — logistics (14.6 miles)
- UnitedHealth Group — healthcare services (15.3 miles)
- M&T Bank Corp. — financial services (21.5 miles) — HQ
- McKesson — healthcare distribution (27.4 miles)
This 106‑unit, 1976-vintage property is positioned in an A+ suburban neighborhood with competitive occupancy and strong amenity access. Neighborhood occupancy near 96% and above-median metro ranking indicate resilient leasing conditions, while a rent-to-income ratio around 0.17 suggests manageable affordability pressure that can support retention. According to CRE market data from WDSuite, amenity density and service access trend in the top quartile nationally, reinforcing the area’s day-to-day convenience for renters.
Within a 3-mile radius, forecasts point to an increase in households and smaller average household sizes by 2028 — dynamics that typically expand the renter pool and support occupancy stability. The asset’s vintage is newer than much of the surrounding stock, offering relative competitiveness versus older product; underwriting should still plan for ongoing system upgrades and selective value-add to sustain rents and capture incremental demand.
- Competitive neighborhood occupancy and above-median metro ranking support steadier income
- Amenity-rich suburban location bolsters leasing and retention
- Household growth and smaller sizes within 3 miles expand the tenant base over time
- 1976 vintage offers relative edge vs. older stock, with scope for targeted renovations
- Risk: more accessible ownership options may temper pricing power; active asset management is key