| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6586 Dysinger Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1991 |
| Units | 24 |
| Transaction Date | 2023-03-22 |
| Transaction Price | $1,333,500 |
| Buyer | BG286 PROPERTIES LLC |
| Seller | 6586 DYSINGER LP |
6586 Dysinger Rd Lockport 24-Unit Investment
Neighborhood occupancy is competitive within Buffalo-Cheektowaga and in the top quartile nationally, supporting income stability for a 24-unit asset, according to WDSuite’s CRE market data.
This suburban pocket of Lockport scores A- at the neighborhood level and ranks above the metro median (60 of 301) for overall fundamentals, per WDSuite. For investors, that positioning signals resilient renter demand and comparatively steady operations versus many Buffalo-Cheektowaga submarkets.
Livability favors daily needs over nightlife: grocery and pharmacy access is moderate, while cafes and park density are limited. That mix aligns with a quieter, car-oriented setting where tenants prioritize convenience retail and routine services over entertainment-oriented amenities.
Occupancy at the neighborhood level trends above the metro median and in the top quartile nationally, indicating stable leasing conditions rather than volatility. The renter-occupied share in the neighborhood is below half, pointing to a balanced housing base; for multifamily owners, this typically means a defined but durable tenant pool rather than transient turnover.
Within a 3-mile radius, WDSuite’s data shows modest recent population growth with a more noticeable increase in households and projections for further expansion through 2028. That pattern—slightly smaller average household sizes and more households overall—supports a broader renter pool and helps sustain occupancy over time.
Home values sit in the upper half nationally, while rent-to-income metrics rank high (strong national percentile), suggesting rents are generally manageable for local incomes. For owners, that balance can aid lease retention and pricing power without leaning on aggressive concessions, a useful input to commercial real estate analysis.
Comparable neighborhood-level safety data is limited in this dataset. Investors typically benchmark against city and county trends and focus on property-level controls (lighting, access, and management oversight) to support resident comfort and retention.
Given the suburban context, underwriting often incorporates commute patterns, visibility, and site design rather than block-level crime estimates. Reviewing insurer loss runs and local enforcement reports alongside WDSuite s metro context can provide added perspective.
Proximity to regional employers supports a steady workforce renter base, with commute access to healthcare, logistics, life sciences, and financial services employers noted below.
- UnitedHealth Group — healthcare & insurance services (13.3 miles)
- FedEx Trade Networks — logistics & trade services (15.6 miles)
- Thermo Fisher Scientifc — life sciences & technology (17.0 miles)
- M&T Bank Corp. — financial services (19.5 miles) — HQ
- McKesson — healthcare distribution (19.7 miles)
The property benefits from a suburban location where neighborhood occupancy is above the Buffalo-Cheektowaga median and within the top quartile nationally, indicating consistent leasing conditions. Rent-to-income benchmarks sit in a strong national percentile, which aligns with manageable rents relative to local incomes and can support retention and steady collections.
Household counts within a 3-mile radius have been rising and are projected to grow further, expanding the tenant base and supporting long-run demand. According to CRE market data from WDSuite, the neighborhood s overall standing (A- rating; above-median rank) and access to a regional employment base reinforce the case for durable cash flows, while the quieter amenity profile suggests a resident mix prioritizing convenience and stability.
- Neighborhood occupancy trends above metro median and top quartile nationally support leasing stability.
- Strong rent-to-income positioning aids retention and reduces reliance on concessions.
- 3-mile radius shows household growth and projected expansion, enlarging the renter pool.
- Access to major regional employers underpins demand from workforce renters.
- Risk: amenity-light setting and a balanced renter concentration may moderate lease-up velocity versus more urban locations.