| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 38th | Poor |
| Amenities | 37th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6266 Robinson Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2021-11-04 |
| Transaction Price | $4,337,000 |
| Buyer | BG274 PROPERTIES LLC |
| Seller | GREENFIELD R/E MGMT CORP |
6266 Robinson Rd Lockport NY Multifamily Investment
Neighborhood occupancy trends point to steady renter demand, according to WDSuite’s CRE market data, offering a practical base for income stability. With suburban fundamentals and modest rent levels, the asset can compete on value while focusing on retention.
Located in a suburban pocket of Lockport within the Buffalo–Cheektowaga metro, the neighborhood carries a C+ rating and ranks 205 out of 301 metro neighborhoods, indicating performance below the metro median but with identifiable strengths investors can underwrite. Parks and cafés are relative bright spots, with park access and café density placing in the top quartile to upper half nationally, while everyday retail like groceries and pharmacies is comparatively thin. These dynamics suggest a quieter residential setting where car access remains important.
Construction vintage in the area skews early 1980s on average, and this 1986 property is slightly newer. For investors, that positioning can be competitive versus older stock, though selective modernization of interiors and building systems may still be a consideration to support leasing and retention.
Renter concentration at the neighborhood level is moderate, and within a 3‑mile radius renters account for roughly one‑third of occupied housing units. This indicates a workable tenant base for a 24‑unit community and supports demand for smaller formats (average unit size about 522 sq. ft.) where price point and functionality matter.
Within a 3‑mile radius, recent years show a small increase in population and a more notable rise in household counts, with forecasts calling for further population and household growth by 2028. For multifamily, that trajectory implies a larger tenant base and potential support for occupancy stability as more households enter the market, even as average household size edges lower.
Price positioning is a key lever. Neighborhood home values sit on the lower end in national context, and rent-to-income metrics point to relatively light affordability pressure. For investors, that can aid lease retention but may also temper near‑term pricing power; value‑oriented positioning and amenity-light operations can resonate with the local renter profile.
Comparable metro safety rankings and offense rates are not available for this neighborhood in WDSuite’s dataset. Investors should benchmark property‑level security measures and review local public sources to understand recent trends, then underwrite to operational practices (lighting, access control, and visibility) that support resident comfort and retention.
The broader Lockport–Buffalo corridor draws from healthcare, logistics, life sciences, banking, and healthcare distribution employers, supporting a diversified workforce renter base and commute convenience for residents. Nearby anchors include UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientifc, M&T Bank Corp., and McKesson.
- UnitedHealth Group — healthcare services (12.7 miles)
- FedEx Trade Networks — logistics & trade services (15.0 miles)
- Thermo Fisher Scientifc — life sciences (16.1 miles)
- M&T Bank Corp. — banking & corporate services (19.1 miles) — HQ
- McKesson — healthcare distribution (19.7 miles)
The 1986 vintage positions this 24‑unit asset slightly newer than the neighborhood average, offering competitive footing versus older local stock while leaving room for targeted renovations to drive rentability. Neighborhood occupancy trends sit above national midpoints, and within a 3‑mile radius both population and household counts are set to expand through 2028—indicators of a gradually enlarging renter pool that can support steady leasing. According to CRE market data from WDSuite, local amenity access favors parks and cafés over daily‑needs retail, reinforcing a value‑focused, car‑oriented operating strategy.
Affordability dynamics are supportive of retention: rents track on the lower side regionally and rent‑to‑income signals imply lighter pressure on residents. That said, relatively accessible ownership costs in the area can create competition with entry‑level homebuying, so durable performance hinges on maintaining a compelling value proposition and operational efficiency.
- Slightly newer 1986 vintage with value‑add potential to modernize interiors and systems
- Expanding 3‑mile renter base supports occupancy stability and leasing continuity
- Value‑oriented positioning aligns with lower rent levels and lighter rent‑to‑income pressure
- Proximity to diversified employment in healthcare, logistics, life sciences, and banking
- Risks: below‑median metro ranking, limited daily‑needs retail nearby, and potential competition from accessible homeownership