| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5562 Davison Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 2010 |
| Units | 24 |
| Transaction Date | 2008-10-15 |
| Transaction Price | $120,000 |
| Buyer | ELIZABETH PIERCE OLMSTED |
| Seller | NIAGARA MGMT GROUP LLC |
5562 Davison Rd Lockport NY 24-Unit Multifamily
Neighborhood occupancy is strong and has trended favorably, supporting stable collections according to WDSuite’s CRE market data. Rent levels remain accessible relative to local incomes, which can aid tenant retention while allowing disciplined rent management.
Rated A- and suburban in character within the Buffalo-Cheektowaga metro, the neighborhood shows occupancy that is competitive among Buffalo-Cheektowaga neighborhoods and in the top quartile nationally. For investors, this points to durable renter demand and fewer prolonged vacancy periods, based on CRE market data from WDSuite.
Household incomes in the neighborhood sit above national averages, and the rent-to-income profile ranks in a high national percentile, indicating lower affordability pressure and supporting lease retention. Home values are elevated versus many U.S. neighborhoods, which can sustain renter reliance on multifamily housing and provide pricing power without overextending residents.
Amenities skew practical rather than lifestyle-centric: grocery and pharmacy access is moderate, while parks and café density are limited. This amenity mix aligns with a suburban, auto-oriented living pattern; investors should expect demand primarily from households prioritizing value and convenience over nightlife density.
Within a 3-mile radius, demographics show recent population stability with growth in household counts and incomes, expanding the local tenant base. The renter-occupied share in this 3-mile area is roughly one-third of housing units, indicating a meaningful pool of prospective renters and support for occupancy stability.
Neighborhood-level crime metrics are not available in this dataset. Investors commonly benchmark safety using multiple sources at the neighborhood, city, and metro levels, and evaluate property-specific measures such as lighting, access controls, and management practices. Trend comparisons to regional peers and on-the-ground diligence are recommended before underwriting.
Nearby corporate offices across healthcare, logistics, life sciences, and financial services underpin a diversified employment base that supports renter demand and commute convenience for residents. The companies below represent key drivers within typical commuting distance.
- UnitedHealth Group — healthcare & insurance (14.5 miles)
- FedEx Trade Networks — logistics & trade services (16.8 miles)
- Thermo Fisher Scientifc — life sciences (17.9 miles)
- M&T Bank Corp. — banking & financial services (20.9 miles) — HQ
- McKesson — healthcare distribution (21.1 miles)
Built in 2010, this 24-unit asset offers a relatively newer vintage than much of the local stock, which can enhance competitive positioning while keeping near-term capital needs more predictable. Neighborhood occupancy is competitive among Buffalo-Cheektowaga neighborhoods and sits in a strong national percentile, signaling consistent absorption and supporting steady cash flow, according to CRE market data from WDSuite.
Within a 3-mile radius, recent household growth and rising incomes expand the renter pool, while the area’s rent-to-income profile suggests room for disciplined rent growth alongside healthy retention. Ownership costs in the surrounding market are elevated enough to sustain multifamily demand, reinforcing leasing stability for well-managed workforce housing.
- 2010 vintage provides competitive positioning versus older stock, with potential for targeted modernization rather than full-scale rehabs.
- Strong neighborhood occupancy and expanding 3-mile household counts support stable absorption and collections.
- Favorable rent-to-income dynamics indicate manageable affordability pressure and aid lease retention.
- Diversified nearby employers across healthcare, logistics, life sciences, and finance underpin demand.
- Risks: amenity-light setting and small-metro scale may temper premium pricing; confirm safety trends and plan for periodic system updates typical of a 2010 asset.