| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 38th | Poor |
| Amenities | 37th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6371 Robinson Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1991 |
| Units | 24 |
| Transaction Date | 2023-03-22 |
| Transaction Price | $1,248,000 |
| Buyer | BG286 PROPERTIES LLC |
| Seller | 6371 ROBINSON LP |
6371 Robinson Rd, Lockport NY Multifamily Investment
Neighborhood occupancy sits in the mid-90s, indicating stable renter demand in this suburban node, according to WDSuite’s CRE market data. With a moderate renter base, leasing should center on value and retention rather than rapid turnover.
Lockport’s suburban setting offers a balanced living environment with everyday conveniences, though retail and services cluster along key corridors rather than every block. Amenity access is mixed: cafes and parks index well versus national norms (both in higher national percentiles), while grocery and pharmacy options are thinner locally, suggesting residents may drive a bit farther for essentials.
For investors, the neighborhood’s housing dynamics point to steady utilization: the neighborhood occupancy rate is 94.2% and has tightened over the past five years. Within the Buffalo-Cheektowaga metro, this area sits around the middle of the pack, aligning with a C+ neighborhood rating that reflects dependable but not premium fundamentals.
Demographic statistics aggregated within a 3-mile radius indicate a stable population base today with a forecasted increase by 2028, alongside a projected rise in households. This implies a larger tenant base over time and supports occupancy stability. The renter share within this radius is a meaningful portion of housing, reinforcing depth for multifamily lease-up and renewals.
Affordability looks supportive for retention: neighborhood rent-to-income measures track at levels consistent with manageable monthly burdens, and median contract rents in the 3-mile area sit below many larger metros. However, ownership costs in the immediate neighborhood are relatively accessible in context, which can create some competitive pressure against rentals; positioning on convenience, updated finishes, and professional management can help sustain pricing power.
Comparable safety context is important for underwriting, but neighborhood-level crime metrics for this area are not available in the current WDSuite release. Investors typically benchmark conditions against metro and national patterns and review multi-year trends from local agencies to understand directionality rather than relying on single-year snapshots.
Regional employers within commuting range provide a broad white-collar and healthcare-adjacent employment base that can support renter demand and retention, including UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, M&T Bank Corp., and McKesson.
- UnitedHealth Group — healthcare & insurance services (13.1 miles)
- FedEx Trade Networks — logistics & trade services (15.4 miles)
- Thermo Fisher Scientifc — life science & lab products (16.6 miles)
- M&T Bank Corp. — banking & financial services (19.4 miles) — HQ
- McKesson — healthcare distribution (19.8 miles)
This 24-unit asset, built in 1991 with average unit sizes around 632 square feet, aligns with stable neighborhood utilization and a renter base that supports consistent lease-up. Based on CRE market data from WDSuite, neighborhood occupancy has remained firm and rents track at levels that typically favor retention, while the property’s early-1990s vintage can compete against older stock with targeted updates.
Demographic statistics within a 3-mile radius point to a larger household base over the next five years and a meaningful share of renter-occupied housing, supporting a deeper tenant pool. Counterbalancing factors include relatively accessible ownership in the immediate neighborhood, which may limit pricing power at the top end; positioning around quality management, convenience, and refreshed interiors can help sustain absorption and renewals.
- Neighborhood occupancy and stable renter demand support leasing consistency.
- 1991 vintage offers competitiveness versus older stock with value-add upgrades.
- 3-mile radius forecasts indicate renter pool expansion, aiding retention and absorption.
- Affordability metrics suggest manageable rent-to-income levels that can support renewals.
- Risk: relatively accessible ownership locally may cap pricing power; execution should emphasize convenience and finishes.