| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 38th | Poor |
| Amenities | 37th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6285 Robinson Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | 2021-11-04 |
| Transaction Price | $4,337,000 |
| Buyer | BG274 PROPERTIES LLC |
| Seller | GREENFIELD R/E MGMT CORP |
6285 Robinson Rd Lockport NY Multifamily Investment
Neighborhood occupancy trends are competitive and in the upper third nationally, according to WDSuite s CRE market data, supporting stable renter demand for a 24-unit asset. This submarket 7s positioning suggests steady leasing with affordability advantages relative to larger metros.
Lockport 7s suburban setting offers a balanced mix of livability and value for workforce renters. Caf e9 and park access score in the top quartile among 301 Buffalo-Cheektowaga neighborhoods, indicating day-to-day convenience and recreational options nearby, while grocery and pharmacy availability is thinner, pointing to more car-dependent shopping patterns. For investors, this combination can appeal to residents prioritizing quiet, lower-cost living with select amenities.
Neighborhood occupancy sits above the national mid-range and is roughly at the metro median, which supports lease stability without the volatility seen in more transient, urban pockets. Rents remain modest for the region and rent-to-income sits under one-fifth, reinforcing retention and manageable renewal risk rather than short-term pricing power.
Tenure data indicates a balanced renter base: within a 3-mile radius, a meaningful share of housing units are renter-occupied, providing a dependable pool of prospective tenants. Population has been steady with incremental growth in recent years, and 3-mile household counts have trended upward, which broadens the local tenant base and supports occupancy over time.
Relative to the Buffalo-Cheektowaga metro, the neighborhood 7s amenity profile is competitive on cafés and parks (top quartile locally) but lighter on everyday retail and childcare. Investors should underwrite accordingly, highlighting convenience to select amenities while recognizing that limited nearby retail may shift some spending to adjacent corridors.
Specific crime statistics for this neighborhood are not available in WDSuite at this time. Investors typically benchmark safety perceptions against broader Buffalo-Cheektowaga metro trends and consult local law enforcement and property management insights to understand block-level dynamics and how they may influence leasing and retention.
Proximity to healthcare, logistics, life sciences, and financial services employers supports workforce housing demand and commute convenience for residents. The following nearby employers anchor regional job bases that can contribute to steady leasing.
- UnitedHealth Group healthcare services (12.8 miles)
- FedEx Trade Networks logistics & trade services (15.0 miles)
- Thermo Fisher Scientific life sciences (16.2 miles)
- M&T Bank Corp. financial services (19.2 miles) HQ
- McKesson healthcare distribution (19.8 miles)
This 24-unit asset benefits from a stable suburban tenant base, competitive neighborhood occupancy, and modest regional rents that support retention. Within a 3-mile radius, household counts have been rising and are projected to expand further, indicating renter pool growth that can sustain occupancy and reduce downtime between turns. According to CRE market data from WDSuite, the neighborhood ranks near the metro median for occupancy while landing in the upper tiers nationally, a favorable backdrop for steady cash flow management.
Amenity access trends are mixed strong parks and cafés counterbalance thinner grocery, pharmacy, and childcare presence so marketing should emphasize lifestyle convenience while acknowledging car-oriented errands. Ownership costs in the immediate area are comparatively low, which can create competition with entry-level homeownership; thoughtful lease management and value-add touches can help maintain renter loyalty without overreaching on rents.
- Competitive neighborhood occupancy and a steady suburban renter base support leasing stability.
- 3-mile household and population growth signals a larger tenant pool over the forecast period.
- Modest rent levels and rent-to-income under one-fifth favor renewals and retention.
- Mixed amenity access (strong parks/cafés; thinner retail/childcare) informs marketing and resident experience strategy.
- Risk: Lower local ownership costs may compete with renting; prioritize resident value and service to sustain occupancy.