| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 38th | Poor |
| Amenities | 37th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6315 Robinson Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | 2004-01-15 |
| Transaction Price | $420,000 |
| Buyer | LIN JIA RONG |
| Seller | FERRENTINO JOHN |
6315 Robinson Rd Lockport NY Multifamily Investment
Neighborhood occupancy trends are steady and renter demand is supported by growing household counts within a 3-mile radius, according to WDSuite’s CRE market data. Investors should view this as a durable, workforce-oriented location with balanced rent-to-income dynamics.
The property sits in a suburban Lockport setting with a C+ neighborhood rating within the Buffalo-Cheektowaga metro. According to CRE market data from WDSuite, neighborhood occupancy is in the upper half nationally, supporting stable leasing conditions rather than outsized volatility. Renter-occupied share in the neighborhood is modest, indicating a smaller but consistent tenant base for multifamily.
Livability reflects practical convenience: parks and cafes are comparatively available for a suburban area, while daily-needs retail such as groceries and pharmacies is limited inside the neighborhood, suggesting residents rely on nearby commercial corridors. This mix tends to support workforce housing where commute convenience and basic amenities matter more than destination retail.
Demographic statistics aggregated within a 3-mile radius indicate households have increased in recent years, with projections calling for further gains through the next five years. That expansion points to a larger tenant base and supports occupancy stability for well-managed assets, even as the local renter concentration remains measured.
Ownership costs in the surrounding neighborhood are comparatively low for the region, which can create some competition with entry-level ownership options. At the same time, rent-to-income levels track on the more manageable side, which can aid retention and reduce turnover risk when operators focus on service and maintenance quality.
Comparable suburban neighborhoods in the Buffalo-Cheektowaga metro can vary in safety profiles over time. Specific crime metrics for this neighborhood are not available in the current WDSuite release, so investors should benchmark property-level security measures and local trend reports against broader metro patterns to gauge relative risk.
Nearby employers across healthcare, logistics, life sciences, and financial services provide a diversified employment base that can support renter demand and retention for workforce-oriented apartments.
- UnitedHealth Group — healthcare services (12.8 miles)
- FedEx Trade Networks — logistics (15.1 miles)
- Thermo Fisher Scientific — life sciences (16.3 miles)
- M&T Bank Corp. — banking (19.3 miles) — HQ
- McKesson — healthcare distribution (19.8 miles)
This 24-unit asset benefits from stable neighborhood occupancy and a practical suburban location in Lockport. Based on CRE market data from WDSuite, the neighborhood sits above the national midpoint for occupancy, while 3-mile household growth expands the prospective renter pool. Rent-to-income levels appear manageable, supporting lease retention for a well-run property.
Key considerations include a modest renter-occupied share in the immediate neighborhood—implying a smaller demand base—and comparatively low ownership costs that can compete with rentals. Operators who emphasize maintenance, service, and value positioning should be able to capture steady demand as nearby employment and household counts continue to grow.
- Occupancy trends above the national midpoint support leasing stability
- 3-mile household growth points to a larger tenant base and steadier absorption
- Manageable rent-to-income dynamics can aid retention and reduce turnover
- Risk: low-cost ownership alternatives and modest renter concentration may temper pricing power