| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6594 Dysinger Rd, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1991 |
| Units | 24 |
| Transaction Date | 1995-08-08 |
| Transaction Price | $1,340,000 |
| Buyer | PASSUCCI EMILIO ANGIOLINA |
| Seller | APPLEWOOD APARTMENTS |
6594 Dysinger Rd, Lockport NY Multifamily Opportunity
Neighborhood occupancy is strong and trending stable, according to WDSuite’s CRE market data, supporting steady tenant retention for small multifamily assets in suburban Lockport. While metrics reflect neighborhood conditions rather than the property itself, the area’s rent-to-income profile suggests manageable rents that can help sustain leasing velocity.
The property sits in a suburban pocket of Lockport within the Buffalo–Cheektowaga metro, where neighborhood performance is competitive among 301 metro neighborhoods (A- rating). Local livability skews residential and quiet, with limited parks and cafes but everyday needs supported by groceries, pharmacies, and childcare options nearby. That mix typically appeals to renters seeking value and stability rather than nightlife-driven locations.
For investors focused on income durability, the neighborhood’s occupancy is a positive: the neighborhood occupancy rate is high and ranks competitive among Buffalo–Cheektowaga neighborhoods, and it is within the top quartile nationally based on WDSuite’s CRE market data. This is a neighborhood figure, not the property’s own occupancy, but it indicates solid baseline demand for existing rental stock.
Within a 3-mile radius, demographics show a broad renter base with roughly one-third of housing units renter-occupied, offering depth for leasing and renewals. Household counts within 3 miles have increased and are projected to continue rising over the next five years, pointing to a larger tenant base that can support occupancy stability. Median household income in the neighborhood trends above national midpoints, which, combined with modest neighborhood contract rents, supports collections and retention.
Ownership costs in the neighborhood are moderately elevated compared with national norms, which tends to sustain reliance on multifamily rentals and can support pricing power at renewal. Investors should balance this with the area’s amenity-light character; positioning and unit upgrades that emphasize convenience and value are likely to resonate with the local renter profile.
WDSuite does not surface current neighborhood-level crime metrics for this area, so investors should benchmark safety using city and county reporting and property-level history rather than block-level assumptions. A prudent approach is to compare multi-year metro trends, review police blotter summaries, and incorporate on-site security and lighting assessments into underwriting to support resident retention.
Regional employers within commuting range support renter demand in this suburban submarket, with healthcare, logistics, life sciences, and financial services roles offering diversified employment options for residents.
- UnitedHealth Group — healthcare services (13.3 miles)
- FedEx Trade Networks — logistics (15.7 miles)
- Thermo Fisher Scientifc — life sciences offices (17.0 miles)
- M&T Bank Corp. — financial services (19.6 miles) — HQ
- McKesson — healthcare distribution (19.7 miles)
This 24-unit asset aligns with a suburban Lockport location where neighborhood occupancy is strong and the rent-to-income profile indicates manageable housing costs relative to local earnings. Based on CRE market data from WDSuite, the neighborhood ranks competitively within the Buffalo–Cheektowaga metro and falls in a favorable national band for occupancy, supporting income stability for well-managed multifamily.
Within a 3-mile radius, household counts have risen and are projected to expand further, signaling renter pool growth that can support leasing and renewals. The area skews amenity-light but functional, which suits workforce-oriented positioning; targeted unit modernization and resident-experience upgrades can capture demand while maintaining operational efficiency.
- Competitive neighborhood occupancy supports income stability
- 3-mile household growth points to a larger tenant base
- Rent-to-income dynamics favor retention and collections management
- Value-oriented, suburban setting fits workforce housing strategies
- Risk: amenity-light location requires thoughtful positioning to sustain absorption