| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 67th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6694 Lincoln Ave, Lockport, NY, 14094, US |
| Region / Metro | Lockport |
| Year of Construction | 1986 |
| Units | 23 |
| Transaction Date | 2008-07-31 |
| Transaction Price | $385,000 |
| Buyer | CHI YONG BAEK |
| Seller | SPARKS JAMES |
6694 Lincoln Ave Lockport NY Multifamily Investment
Neighborhood occupancy is strong and stable, supporting smaller-unit demand in a suburban setting, according to WDSuite s CRE market data. The asset s 23 units can target renters seeking value and convenience within the Buffalo-Cheektowaga metro.
Lockport s suburban neighborhood scores A- and ranks 60 out of 301 within the Buffalo-Cheektowaga metro, indicating it is competitive among Buffalo-Cheektowaga, NY neighborhoods. Occupancy for the neighborhood is high and trending up, with performance in the top quartile nationally, which can support income stability for multifamily owners screening opportunities nearby.
The local renter concentration is measured as the share of housing units that are renter-occupied. At the neighborhood level, renter-occupied units account for roughly a smaller share of the stock, which points to a more ownership-leaning area but still provides a defined tenant base for well-positioned apartments. Within a 3-mile radius, households have increased in recent years and are projected to continue growing through 2028, expanding the renter pool and supporting lease-up and retention.
Livability favors everyday needs over lifestyle density. Grocery and pharmacy access are present at levels around the metro middle, while caf e9 and park density are limited, reflecting a car-oriented suburban fabric. For investors, this typically translates to steady workforce and family demand rather than amenity-driven premium positioning. Median home values in the neighborhood are elevated for the region, which can sustain reliance on rental options and help underpin occupancy and lease retention.
Contract rents in the neighborhood benchmark as relatively manageable against local incomes, reinforcing tenant retention potential. Based on CRE market data from WDSuite, this affordability backdrop supports consistent collections, though it may temper near-term pricing power compared with high-cost, urban submarkets.
Comparable, metro-ranked crime data for this neighborhood are not available in the current WDSuite release, so precise safety comparisons to Buffalo-Cheektowaga, NY neighborhoods cannot be made here. Investors should consider on-the-ground diligence reviewing recent police blotters, municipal reports, and property-level incident histories to contextualize risk.
A practical underwriting approach is to triangulate property insurance quotes, local management feedback, and neighboring asset histories to gauge trend direction and any block-level nuances without over-extrapolating beyond verified sources.
The area draws on a diverse employment base across healthcare, logistics, life sciences, and financial services, supporting renter demand through commute convenience and stable payrolls. Notable nearby employers include UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, M&T Bank Corp., and McKesson.
- UnitedHealth Group healthcare services (14.9 miles)
- FedEx Trade Networks logistics (17.2 miles)
- Thermo Fisher Scientifc life sciences (18.3 miles)
- M&T Bank Corp. financial services (21.2 miles) HQ
- McKesson healthcare distribution (21.3 miles)
Built in 1986, the property is slightly older than the neighborhood s average vintage, suggesting potential value-add through unit modernization and systems upgrades while benefiting from durable suburban fundamentals. Neighborhood occupancy trends are competitive among Buffalo-Cheektowaga submarkets and sit in the top quartile nationally, which can support cash flow stability. Within a 3-mile radius, households have grown and are projected to rise further by 2028, indicating a larger tenant base for smaller, efficiency-oriented units.
Affordability metrics benchmark favorably rent levels sit low relative to incomes which can aid lease retention and collections, according to commercial real estate analysis from WDSuite. The area s ownership leaning means some competition from entry-level for-sale housing, but it also points to steady demand for well-managed rentals that deliver convenience and reliability.
- High neighborhood occupancy (top quartile nationally) supports income stability
- 1986 vintage offers value-add potential via interior and systems upgrades
- Growing households within 3 miles expand the tenant base through 2028
- Favorable rent-to-income dynamics support retention and collections
- Risks: limited amenity density and ownership competition may temper rent growth