| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6580 Dysinger Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1988 |
| Units | 24 |
| Transaction Date | 2023-03-22 |
| Transaction Price | $2,386,500 |
| Buyer | BG286 PROPERTIES LLC |
| Seller | GREENFIELD REAL ESTATE MANAGEMENT CORP |
6580 Dysinger Rd Lockport Multifamily Investment
Neighborhood occupancy is strong and has trended higher in recent years, according to WDSuite’s CRE market data, supporting stable leasing for a 24-unit asset in suburban Lockport.
This suburban Lockport location shows balanced fundamentals that favor steady multifamily demand. The neighborhood posts a 96.4% occupancy rate (Competitive among Buffalo-Cheektowaga neighborhoods out of 301 and top quartile nationally), indicating resilient renter demand and supportive conditions for retention and pricing discipline at the property level, based on WDSuite’s commercial real estate analysis of the neighborhood (not the property).
Renter-occupied housing accounts for roughly 28% of neighborhood units, signaling a moderate renter concentration and a diversified housing base that can support leasing without overreliance on transient demand. The property’s 1988 vintage is slightly older than the neighborhood’s average construction year (1992), which suggests potential value-add through unit modernization and targeted capital planning to enhance competitiveness against newer stock.
Within a 3-mile radius, demographics point to a larger tenant base over time: households have expanded recently and are projected to rise further, with population growth and a shift toward slightly smaller household sizes that can translate into more renters entering the market. Income levels have been rising, and rent-to-income metrics in the neighborhood sit favorably high by national standards, which can support occupancy stability and measured rent growth management.
Day-to-day amenities are adequate but not destination-driven. Restaurants are present at levels near national norms, while groceries, childcare, and pharmacies rank in the mid-to-upper national percentiles; parks and cafes are relatively limited. Home values in the area sit moderately above national medians, an ownership landscape that can reinforce reliance on rental options and support tenant retention for well-managed multifamily properties.
Neighborhood-level crime benchmarks were not available in WDSuite for this location at the time of publication. Investors typically compare neighborhood trends to city and county contexts to gauge relative safety and its impact on leasing and retention; ongoing monitoring of public data and owner reports is recommended for a current view.
Proximity to major corporate offices provides a broad employment base and commute convenience that can support renter demand and lease stability, notably in healthcare, logistics, life sciences, banking, and pharmaceuticals represented below.
- UnitedHealth Group — healthcare services corporate offices (13.3 miles)
- FedEx Trade Networks — logistics corporate offices (15.6 miles)
- Thermo Fisher Scientific — life sciences corporate offices (17.0 miles)
- M&T Bank Corp. — banking corporate offices (19.6 miles) — HQ
- McKesson — pharmaceuticals distribution corporate offices (19.8 miles)
6580 Dysinger Rd offers a 24-unit footprint in a neighborhood with historically solid occupancy and a renter base supported by diversified local employment. Based on CRE market data from WDSuite, neighborhood occupancy sits in the top quartile nationally and is competitive within the Buffalo-Cheektowaga metro, reinforcing a case for stable cash flow under disciplined operations.
The 1988 construction year presents straightforward value-add opportunities through interior updates and system modernization to improve positioning versus early-1990s average vintage nearby. Within a 3-mile radius, projections indicate population growth and more households over the next five years, expanding the tenant base and supporting leasing durability for well-managed units.
- Competitive neighborhood occupancy supports retention and revenue stability
- 1988 vintage offers value-add potential through targeted renovations and system upgrades
- 3-mile household and population growth expands the local renter pool
- Risks: older vintage may require capex; amenity density (parks/cafes) is limited, requiring stronger onsite value proposition