| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 38th | Poor |
| Amenities | 37th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6343 Robinson Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2021-12-07 |
| Transaction Price | $1,050,000 |
| Buyer | LEGACY DIVISION LLC |
| Seller | STORICA COMMUNITY STRATEGICS ONE LLC |
6343 Robinson Rd, Lockport NY Multifamily Investment
Neighborhood occupancy trends sit in the mid-90s, suggesting stable leasing fundamentals for a 24-unit asset, according to WDSuite’s CRE market data. With modest rents relative to area incomes, the asset profile points to pragmatic retention rather than aggressive pricing risk.
Located in suburban Lockport within the Buffalo-Cheektowaga metro, the neighborhood rates C+ and sits around the metro middle among 301 neighborhoods. Occupancy for the neighborhood is reported at roughly the mid-90% range, indicating steady demand that can support baseline cash flow stability for multifamily investors.
Amenity access is mixed: cafes and parks index well (both in the top quintile nationally), while neighborhood-level grocery and pharmacy options are limited. For leasing, the nearby parks/cafes help with day-to-day livability, but limited essential retail means some residents will rely on short drives for errands.
The property’s 1986 vintage is slightly newer than the neighborhood’s average stock (early 1980s). That positioning can be competitive versus older assets, while still warranting capital planning for aging systems and selective value-add updates to kitchens, baths, and common areas to meet renter expectations.
Tenure data show a relatively small renter concentration at the neighborhood level (about 27% of housing units are renter-occupied). For investors, this suggests a narrower, but potentially stable, tenant base—reinforced by manageable rent-to-income dynamics (rent-to-income ratio is reported at 0.18) that can support retention even if rent growth moderates.
Within a 3-mile radius, demographics indicate flat population trends recently with an increase in households, implying smaller household sizes and incremental support for rental demand. Looking ahead to the same 3-mile radius, forecasts point to growth in households through the next five years, which can expand the renter pool and support occupancy. Median incomes in the 3-mile radius have trended upward, which can underpin measured rent growth without pushing affordability beyond typical lease management considerations.
Home values in the immediate neighborhood are comparatively low in national context. That can increase competition from ownership options, yet it also means multifamily can retain tenants seeking convenience and flexibility; in practice, this setup often shifts focus to unit quality, management consistency, and resident experience to sustain pricing power.
Comparable neighborhood-level crime figures are not available in WDSuite for this location. Investors should review city and county public safety reports and property-level history, and compare trends to the broader Buffalo-Cheektowaga metro for context. As with any acquisition, on-site observation at different times of day and discussions with local stakeholders can help calibrate risk.
The employment base within commuting range features healthcare, logistics, life sciences, banking, and distribution—supporting workforce housing demand and commute convenience for residents.
- UnitedHealth Group — healthcare services (12.9 miles)
- FedEx Trade Networks — logistics & trade services (15.2 miles)
- Thermo Fisher Scientific — life sciences (16.4 miles)
- M&T Bank Corp. — banking & financial services (19.3 miles) — HQ
- McKesson — healthcare distribution (19.8 miles)
This 24-unit, 1986-vintage property positions slightly newer than the neighborhood average, offering a practical value-add path through targeted renovations while maintaining competitiveness against older stock. Neighborhood occupancy tracks in the mid-90% range and sits near the metro middle, signaling steady demand and potential cash flow stability rather than volatility. According to CRE market data from WDSuite, rent-to-income levels appear manageable for retention, while a relatively small renter concentration locally suggests a focused, but durable, tenant base.
Within a 3-mile radius, households have increased despite flat population, and forward-looking projections indicate continued growth in households—favorable for renter pool expansion and occupancy support. Amenity access is strongest in parks and cafes, with essential retail more dispersed; execution will rely on operations, curb appeal, and unit quality to sustain leasing velocity. Home values nearby are comparatively low, which can temper pricing power and elevate competition from ownership, placing emphasis on thoughtful renovation scopes and consistent management to differentiate the asset.
- Steady neighborhood demand with mid-90% occupancy supports baseline stability
- 1986 vintage: targeted interiors/systems upgrades can drive value-add
- 3-mile household growth outlook expands the renter pool and supports occupancy
- Risks: limited essential retail nearby and low local home values may temper pricing power