| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6590 Dysinger Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1990 |
| Units | 24 |
| Transaction Date | 2023-03-21 |
| Transaction Price | $1,335,500 |
| Buyer | BG286 PROPERTIES LLC |
| Seller | 6590 DYSINGER LP |
6590 Dysinger Rd Lockport Multifamily Investment
Neighborhood occupancy has been resilient, supporting steady renter demand in Lockport, according to WDSuite’s CRE market data.
Situated in a suburban pocket of the Buffalo-Cheektowaga metro, the neighborhood carries an A- rating and shows solid fundamentals for workforce housing. Occupancy across the neighborhood is competitive among Buffalo-Cheektowaga neighborhoods (301 total), reinforcing leasing stability for well-managed assets. Median rent levels sit below many national peers, which can support retention while leaving measured room for revenue management.
Livability is balanced rather than amenity-rich: grocery and pharmacy access rank around the middle of the pack nationally, while cafes and parks are thinner nearby. For investors, this typically points to value positioning rather than premium lifestyle, with tenants prioritizing convenience to daily needs over entertainment density.
Tenure patterns indicate a moderate renter-occupied share at the neighborhood level, offering a dependable but not saturated tenant base. Within a 3-mile radius, households have increased over the past five years and are projected to expand further by 2028, indicating a larger tenant pool and supporting occupancy stability. Income trends are also constructive in the 3-mile view, with rising mean and median household incomes that can underpin rent growth pacing without materially elevating affordability pressure.
The property’s 1990 vintage is slightly older than the neighborhood’s average construction year, suggesting straightforward capital planning and potential value-add or modernization to sharpen competitive positioning against younger stock. Home values in the neighborhood are above national midpoints, a high-cost ownership context that tends to sustain reliance on rental options and can aid lease retention for well-run multifamily communities.
Comparable, neighborhood-level safety metrics were not available in WDSuite for this location. Investors typically benchmark conditions against broader city and county trends and evaluate property-level security measures, police blotter patterns, and historical incident reports during diligence. When metro or neighborhood rankings are available, framing them versus the 301 neighborhoods in the Buffalo-Cheektowaga region and national percentiles helps contextualize relative safety over time.
- UnitedHealth Group — healthcare & insurance services (13.3 miles)
- FedEx Trade Networks — logistics & trade services (15.6 miles)
- Thermo Fisher Scientifc — life sciences & lab products (17.0 miles)
- M&T Bank Corp. — banking & financial services (19.5 miles) — HQ
- McKesson — healthcare distribution (19.7 miles)
This 24-unit property balances stable neighborhood occupancy with value positioning. According to CRE market data from WDSuite, neighborhood occupancy trends are above the metro median, and a moderate renter-occupied share indicates steady depth of demand without oversaturation. Within a 3-mile radius, household growth and rising incomes point to a gradually expanding renter pool that supports lease-up and renewal performance.
Built in 1990, the asset is slightly older than the neighborhood average and may benefit from targeted renovations or system updates to enhance competitiveness versus newer stock. Affordability indicators are favorable: local rent-to-income metrics are strong relative to national peers, suggesting capacity for disciplined revenue management while maintaining retention. The trade-off is a more utilitarian amenity environment, which aligns the strategy toward dependable workforce housing fundamentals rather than lifestyle premium.
- Competitive neighborhood occupancy supports leasing stability and renewal rates.
- Household and income growth within 3 miles expand the tenant base over the medium term.
- 1990 vintage presents value-add and modernization angles to sharpen positioning.
- Favorable rent-to-income dynamics provide room for disciplined pricing while managing retention risk.
- Risks: thinner nearby amenities and limited available safety metrics warrant focused local diligence.