| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6582 Dysinger Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1989 |
| Units | 24 |
| Transaction Date | 2023-03-22 |
| Transaction Price | $2,386,500 |
| Buyer | BG286 PROPERTIES LLC |
| Seller | GREENFIELD REAL ESTATE MANAGEMENT CORP |
6582 Dysinger Rd Lockport Multifamily Investment
Neighborhood fundamentals point to steady renter demand and durable occupancy, according to WDSuite s CRE market data, with local rent-to-income metrics suggesting manageable affordability pressure that can aid retention. These signals reflect neighborhood conditions, not the specific property.
The property sits in a suburban pocket of Lockport within the Buffalo Cheektowaga metro where the neighborhood earns an A- rating and ranks 60th out of 301 metro neighborhoods placing it in the top quartile locally. Occupancy in the neighborhood trends strong and above the metro median (rank 94 of 301), supporting income stability for well-managed assets.
Livability is service-oriented rather than destination-driven: childcare and pharmacies index above national midpoints, while cafes and park density are limited typical of lower-intensity suburban settings. Grocery and restaurant availability track near regional norms, which supports day-to-day convenience for residents without implying premium amenity pricing.
Within a 3-mile radius, household counts increased in recent years and are projected to expand further over the next five years, pointing to a larger tenant base and support for occupancy. The average household size has edged lower, which often coincides with demand for smaller rental units and lease flexibility.
On the pricing side, neighborhood rent-to-income sits in a high national percentile, indicating lighter affordability pressure relative to many U.S. submarkets. Median home values and value-to-income ratios reflect a moderately priced ownership market for the region; in practice, this tends to sustain renter reliance on multifamily housing while limiting undue turnover pressure.
Comparable crime statistics for this neighborhood are not available in WDSuite s current release. Investors typically benchmark neighborhood safety against metro and national trends; in the absence of a rank or percentile, it s prudent to review municipal reports and multi-year trend indicators to contextualize resident sentiment and reputation at the broader area level.
Proximity to regional employers supports commute convenience and leasing stability, with access to healthcare, logistics, life sciences, and financial services represented by the firms below.
- UnitedHealth Group healthcare services (13.3 miles)
- FedEx Trade Networks logistics & trade services (15.6 miles)
- Thermo Fisher Scientifc life sciences (16.9 miles)
- FedEx Trade Networks logistics & trade services (17.9 miles)
- M&T Bank Corp. financial services (19.5 miles) HQ
Constructed in 1989, this 24-unit asset is slightly older than the neighborhood s early-1990s average, creating straightforward value add angles around interior updates and system modernization while competing against aging local stock. Neighborhood fundamentals are conducive to stability: occupancy ranks above the metro median and renter-occupied housing forms a meaningful share of units, indicating a durable tenant base. Based on commercial real estate analysis using WDSuite s CRE market data, local rent-to-income conditions appear favorable for retention, and projected household growth within a 3-mile radius points to incremental demand that can support consistent leasing.
Amenity density skews practical over lifestyle with strong everyday services but fewer destination amenities which suits workforce-oriented renters drawn by commute access to regional employers. Investors should underwrite routine capital planning due to vintage and consider marketing toward smaller-household renters indicated by recent demographic shifts.
- Above-metro neighborhood occupancy supports income stability for well-managed assets
- 1989 vintage offers value add potential via targeted interior and systems upgrades
- 3-mile household growth outlook expands the renter pool and supports leasing
- Rent-to-income positioning indicates lighter affordability pressure and stronger retention
- Risk: lower destination-amenity density may temper premium pricing; vintage requires ongoing capex