| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 62nd | Good |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 922 Upper Mountain Rd, Lewiston, NY, 14092, US |
| Region / Metro | Lewiston |
| Year of Construction | 2009 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
922 Upper Mountain Rd, Lewiston NY Multifamily Investment
Stabilized suburban demand and a newer 2009 vintage position this 24-unit asset for steady operations, according to WDSuite s CRE market data. Neighborhood occupancy trends are above the metro median, while a growing household base within 3 miles supports the tenant pipeline based on careful commercial real estate analysis.
Located in a suburban pocket of Lewiston within the Buffalo Cheektowaga metro, the neighborhood shows occupancy that is above the metro median among 301 neighborhoods, according to WDSuite s CRE market data. Local housing skews relatively modern for the region (average construction year 2000, competitive among Buffalo Cheektowaga neighborhoods), which complements the property s 2009 vintage and supports leasing competitiveness versus older stock.
Within a 3-mile radius, demographics point to a modest population contraction over the past five years alongside a slight uptick in household count and a projected increase in households ahead. This pattern indicates smaller household sizes and a gradual expansion of the renter pool, which can support occupancy stability and day-to-day leasing velocity for workforce-oriented units.
Tenure data shows a modest renter-occupied share in the immediate neighborhood (around one-fifth of housing units), while the 3-mile area reflects a higher renter concentration today with expectations for further renter share growth. For investors, this suggests a steady but not oversupplied tenant base, with broader-area demand helping backfill turns and sustain renewal traction.
Livability is car-oriented with limited immediate retail and services (amenities rank lower relative to the metro and 11th national percentile), so residents typically rely on nearby corridors for groceries, cafes, restaurants, and parks. From an investment standpoint, the trade-off is a quieter suburban setting with pricing supported by a relatively low rent-to-income burden (top-third nationally by percentile), which can aid lease retention and reduce turnover risk.
Comparable, neighborhood-level crime benchmarking is not available in the current WDSuite dataset for this location. Investors commonly contextualize safety using broader municipal trends and property-level risk measures (lighting, access control, and resident screening). As updated data is published, it can be incorporated to assess how the neighborhood compares with the Buffalo Cheektowaga metro and nationwide peers.
Regional employers across healthcare, life sciences, logistics, financial services, and distribution create a diverse commuter base that supports renter demand and retention. Key nearby names include Thermo Fisher Scientifc, FedEx Trade Networks, UnitedHealth Group, M&T Bank Corp., and McKesson.
- Thermo Fisher Scientifc life sciences (9.8 miles)
- FedEx Trade Networks logistics (13.0 miles)
- UnitedHealth Group healthcare services (13.6 miles)
- M&T Bank Corp. financial services (19.9 miles) HQ
- McKesson distribution & healthcare supply (25.7 miles)
The property s 2009 construction is newer than the neighborhood average housing stock, supporting competitive positioning on unit finishes, systems, and curb appeal. Neighborhood occupancy trends track above the metro median, and the 3-mile area shows a growing household count despite modest population contraction a setup that can expand the tenant base and support steady absorption. According to CRE market data from WDSuite, the rent-to-income profile sits in the stronger national percentiles, which can aid pricing power without overextending residents.
The area is amenity-light and car-oriented, which places a premium on on-site management quality and resident convenience features; however, the suburban setting and diversified employment access help underpin renewal rates. Overall, the thesis leans on stable occupancy, manageable affordability pressure, and a newer vintage with selective value-add or modernization potential rather than heavy capex.
- Newer 2009 vintage relative to neighborhood stock supports leasing competitiveness and reduces near-term capex risk.
- Occupancy trends above metro median signal durable demand and help stabilize cash flow.
- 3-mile household growth and rising renter share expand the tenant base and support renewal traction.
- Favorable rent-to-income positioning offers room for disciplined rent management and retention.
- Risk: amenity-light, car-oriented location requires careful resident experience and operations to mitigate turnover.