| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 38th | Poor |
| Amenities | 37th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6351 Robinson Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | 1998-04-30 |
| Transaction Price | $377,000 |
| Buyer | PASSUCCI EMILIO |
| Seller | ROTELLA PHILLIP M |
6351 Robinson Rd Lockport Multifamily Investment
Neighborhood occupancy trends and steady renter demand signal durable income potential, according to WDSuite’s CRE market data. The submarket shows mid-range metro performance with room for operational upside through focused asset management.
Located in suburban Lockport within the Buffalo–Cheektowaga metro, the neighborhood posts an occupancy rate that sits in the middle of the metro pack while landing in the stronger third of neighborhoods nationally. Over the past five years, occupancy has trended higher locally, supporting income stability for well-managed assets.
Amenities are mixed: park access and cafes rank in the top quartile nationally, while daily-needs retail like groceries and pharmacies is thinner in the immediate area. For investors, this combination can appeal to residents prioritizing open space and convenience dining, but it may require thoughtful positioning for households seeking one-stop daily shopping.
Tenure patterns point to a smaller renter base at the neighborhood level (renter-occupied share is below one-third), which suggests measured depth but can still support stable leasing for appropriately sized assets like this 24‑unit property. Within a 3‑mile radius, household growth has been expanding and is projected to continue, indicating a larger tenant base over the medium term and supporting occupancy stability.
Ownership costs in the broader area are relatively accessible compared with many U.S. markets. That context can create competition with entry-level ownership, yet comparatively modest rent levels and a rent-to-income profile that indicates limited affordability pressure may aid resident retention and reduce turnover risk. These dynamics, based on commercial real estate analysis from WDSuite, argue for disciplined pricing and amenity upgrades to capture demand without overreaching on rents.
Comparable safety metrics for this neighborhood are not published in WDSuite for the current release. Investors typically benchmark property performance against metro and national trends, review multi-year patterns, and incorporate tenant feedback and local law enforcement briefings to understand on-the-ground conditions.
Given the lack of ranked data, a standard diligence approach—daypart site visits, conversations with nearby operators, and review of publicly available police reports—can help contextualize resident experience and any implications for leasing and retention.
Proximity to regional employers supports commute convenience and renter demand, with roles spanning healthcare, logistics, life sciences, financial services, and pharmaceuticals. The list below highlights nearby employment anchors relevant to workforce housing in this part of the Buffalo–Cheektowaga region.
- UnitedHealth Group — healthcare services (13.0 miles)
- FedEx Trade Networks — logistics (15.3 miles)
- Thermo Fisher Scientifc — life sciences (16.5 miles)
- FedEx Trade Networks — logistics (17.6 miles)
- M&T Bank Corp. — financial services (19.3 miles) — HQ
- McKesson — pharmaceuticals distribution (19.8 miles)
Built in 1987, the asset is slightly newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for value-add upgrades to common areas, interiors, and building systems over time. According to CRE market data from WDSuite, the surrounding neighborhood shows mid-pack metro occupancy and a stronger national standing, suggesting demand resilience for well-managed properties.
Within a 3‑mile radius, households have been increasing and are projected to expand further, pointing to a larger renter pool and support for lease-up and retention. Rent levels remain comparatively modest and rent-to-income signals limited affordability pressure, which can underpin stable collections, though pricing power may be measured. Investors should also account for a smaller neighborhood renter concentration and thinner daily-needs retail nearby when crafting unit mix, amenities, and marketing.
- 1987 vintage provides competitive footing with potential value-add and systems modernization
- Mid-range metro occupancy with stronger national standing supports income stability
- 3‑mile household growth and projections point to a larger tenant base and sustained leasing
- Modest rents and manageable rent-to-income profile favor retention and collections
- Risks: smaller neighborhood renter concentration and limited daily-needs retail may temper pricing power