| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 62nd | Good |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 930 Upper Mountain Rd, Lewiston, NY, 14092, US |
| Region / Metro | Lewiston |
| Year of Construction | 2001 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
930 Upper Mountain Rd Lewiston NY 24-Unit Multifamily
Neighborhood occupancy is in the mid-90s, according to WDSuite’s CRE market data, supporting stable renter demand at the submarket level. These are neighborhood metrics, not property performance, and they indicate steady leasing fundamentals relative to the Buffalo-Cheektowaga metro.
Situated in a suburban pocket of Lewiston, the neighborhood rates a solid B and posts occupancy that is above the metro median among 301 Buffalo-Cheektowaga neighborhoods. That stability, based on WDSuite data, points to consistent tenant retention potential even as the area evolves.
Amenity density is limited locally (cafes, groceries, restaurants), so residents typically rely on nearby corridors for daily needs. Childcare access is comparatively better than many peer areas, which can support working households and weekday leasing traffic. Schools data is not available in this cut of the dataset, so investors should underwrite to local district specifics during diligence.
Within a 3-mile radius, households have grown modestly over the past five years while the population edged lower, signaling smaller household sizes and demographic shifts that can sustain a renter pool even in flat population conditions. Median household incomes have risen and rent levels have trended upward, which together suggest capacity for steady rent collections with attention to affordability management.
Ownership costs in the neighborhood are elevated relative to local incomes, and rent-to-income ratios remain favorable. That mix often supports lease retention and cushions vacancy risk for well-managed multifamily assets, according to WDSuite’s commercial real estate analysis.
Comparable crime data for this neighborhood is not available in the current release. Investors should benchmark property-level security measures and recent municipal trends against broader Buffalo-Cheektowaga norms to contextualize risk without relying on block-level assumptions.
The area draws from a diversified employment base across life sciences, logistics, healthcare services, banking, and healthcare distribution, supporting commuter demand and lease stability for workforce-oriented units.
- Thermo Fisher Scientific — life sciences (9.9 miles)
- FedEx Trade Networks — logistics and trade services (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 24-unit asset aligns with neighborhood fundamentals that favor steady operations: occupancy runs above the metro median, the renter pool is supported by a growing household base within a 3-mile radius, and rent-to-income levels indicate manageable affordability pressure that can aid renewals. Limited amenity density nearby suggests residents rely on broader corridors, a consideration for marketing and tenant mix rather than a structural demand weakness.
According to CRE market data from WDSuite, the surrounding ownership market is relatively high-cost versus incomes, which tends to sustain reliance on multifamily rentals and supports pricing power when paired with prudent lease management. Proximity to a diversified employer base across life sciences, logistics, healthcare, and banking further underpins tenant demand and reduces concentration risk.
- Neighborhood occupancy above metro median supports stability
- Household growth within 3 miles offsets modest population drift, preserving renter depth
- Favorable rent-to-income dynamics aid retention and collections
- Diversified nearby employers bolster leasing across cycles
- Low local amenity density is a leasing consideration to monitor