| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6592 Dysinger Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1990 |
| Units | 24 |
| Transaction Date | 2023-03-24 |
| Transaction Price | $1,364,000 |
| Buyer | BG286 PROPERTIES LLC |
| Seller | 6592 DYSINGER INC |
6592 Dysinger Rd Lockport NY Multifamily
Neighborhood occupancy is competitive among Buffalo-Cheektowaga submarkets, supporting leasing stability for a 24-unit asset, according to WDSuite’s CRE market data. These figures reflect neighborhood conditions rather than the property and suggest steady renter demand in a suburban context.
Located in a suburban pocket of Lockport, the neighborhood ranks in the top quartile among 301 Buffalo-Cheektowaga neighborhoods (A- rating), indicating broadly solid fundamentals for multifamily investors. Occupancy at the neighborhood level trends in the top quintile nationally and above the metro median, which points to resilient demand and potential support for stable renewals and lease-up performance.
Day-to-day convenience is anchored by moderate access to groceries and pharmacies, while childcare coverage scores above average for the metro. Cafes and parks are less dense, a typical trade-off in lower-intensity suburban areas. For investors, this mix favors car-oriented households and can translate into steady retention when paired with practical onsite amenities.
Within a 3-mile radius, demographics show modest recent population growth and a larger increase in households, implying smaller household sizes and an expanding tenant base. The renter-occupied share in this radius is roughly one-third of housing units, which supports depth of demand for smaller multifamily properties and underpins occupancy stability.
Home values in the neighborhood sit modestly above national midpoints, while rent-to-income metrics indicate relatively manageable renter affordability. In practice, that combination can sustain renter reliance on multifamily housing and limit move-outs to ownership, supporting pricing discipline and tenant retention.
The property’s 1990 vintage is slightly older than the neighborhood’s average year of construction. Investors should plan for targeted capital expenditures and consider value-add upgrades that keep the asset competitive versus newer stock, particularly in unit finishes and building systems.
Comparable neighborhood safety metrics are not available in this data cut. Investors typically benchmark block-level conditions against broader city and metro trends to understand directional safety dynamics over time. Local due diligence, including jurisdictional reports and historical trend reviews, is recommended for a balanced view.
Regional employment is diversified across healthcare, logistics, life sciences, financial services, and pharma distribution, supporting renter demand through commute convenience to nearby corporate offices.
- UnitedHealth Group — healthcare insurance/services (13.3 miles)
- FedEx Trade Networks — logistics (15.7 miles)
- Thermo Fisher Scientifc — life sciences (17.0 miles)
- M&T Bank Corp. — financial services (19.6 miles) — HQ
- McKesson — pharmaceutical distribution (19.8 miles)
6592 Dysinger Rd offers a 24-unit suburban multifamily profile in a neighborhood rated A- and ranked in the top quartile among 301 metro neighborhoods. Neighborhood occupancy trends above the metro median and in the top quintile nationally, suggesting a supportive backdrop for leasing and renewals. Within a 3-mile radius, households are increasing faster than population, indicating smaller household sizes and a gradually expanding renter pool that can bolster absorption and retention. Based on multifamily property research from WDSuite, rent-to-income dynamics appear favorable, reinforcing pricing discipline without materially elevating retention risk.
Built in 1990, the asset is slightly older than nearby stock, creating a clear value-add angle through selective renovations and system updates to maintain competitive positioning against newer properties. Suburban amenity density is mixed—grocery and pharmacy access is adequate while cafes and parks are less prevalent—so on-site functionality and parking remain important to support lease-up and renewal decisions.
- Occupancy strength at the neighborhood level supports stable leasing and renewals.
- Expanding household base within 3 miles suggests a larger tenant pipeline over time.
- Favorable rent-to-income positioning supports pricing discipline and tenant retention.
- 1990 vintage enables value-add through targeted unit and system upgrades.
- Risks: lower cafe/park density and an older vintage require amenity strategy and capital planning.