| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 21st | Poor |
| Demographics | 55th | Fair |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 89 Telegraph Rd, Middleport, NY, 14105, US |
| Region / Metro | Middleport |
| Year of Construction | 1985 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
89 Telegraph Rd Middleport NY Multifamily Investment
Newer 1985 vintage relative to the area’s older housing stock points to durable competitiveness and potential value-add, according to WDSuite’s CRE market data, with low rent-to-income levels supporting measured pricing power.
Middleport sits in a rural pocket of the Buffalo-Cheektowaga metro with limited neighborhood amenities, which can translate to quieter tenancy and longer stays but requires thoughtful leasing to reach a broader draw. Neighborhood rents trend on the lower end of the metro distribution, which can aid absorption and retention while capping near-term rent growth without upgrades.
Schools benchmark well versus the metro: the average school rating is in the top quartile among 301 metro neighborhoods and in the 61st percentile nationally, an appeal factor for family renters. Household incomes are competitive among Buffalo-Cheektowaga neighborhoods (ranked 106 of 301; 61st percentile nationally), providing a base of residents able to support steady rent rolls.
Occupancy at the neighborhood level trails the metro median based on WDSuite data, suggesting investors should focus on marketing reach and unit finishes to maintain stability. Construction in the immediate area skews older (early 1900s average), while the subject a 1985 vintage a is newer than much of the surrounding stock a pointing to relative competitive positioning; plan for modernization of interiors and systems to unlock value-add upside.
Within a 3-mile radius, demographics show recent population growth with an outlook for continued, if slower, expansion alongside a rising household count. The renter-occupied share is roughly one-fifth of housing units, indicating a modest but present renter pool; combined with a low rent-to-income burden (top decile nationally), this supports demand stability and selective renovation-driven rent lifts while maintaining affordability for the area.
Comparable crime rankings for this specific neighborhood are not available in the current dataset. For risk assessment, investors typically benchmark neighborhood safety against metro and county trends and review recent local reports to understand directionality and any emerging patterns.
Given the area a lower-density rural context, tenant expectations often emphasize property upkeep, lighting, and access control. Proactive on-site management and standard safety measures can support resident satisfaction and retention even when published metrics are limited.
Regional employment access is anchored by healthcare, logistics, life sciences, and financial services nodes that feed renter demand through commute-friendly roles. Nearby anchors include UnitedHealth Group, FedEx Trade Networks, McKesson, Thermo Fisher Scientifc, and M&T Bank Corp.
- UnitedHealth Group a healthcare services (23.95 miles)
- FedEx Trade Networks a logistics (26.42 miles)
- McKesson a pharmaceutical distribution (27.65 miles)
- Thermo Fisher Scientifc a life sciences offices (27.86 miles)
- M&T Bank Corp. a financial services (29.46 miles) a HQ
This 51-unit 1985-vintage property offers relative competitiveness versus an older local housing base, with room for targeted renovations to support rent growth and leasing velocity. Neighborhood occupancy trends are below the metro median, but low rent-to-income levels and a competitive household income profile reduce friction to lease-up. Within a 3-mile radius, population and household growth point to a gradually expanding renter base, supporting occupancy stability and measured rent optimization.
Lower neighborhood rents and a modest renter concentration suggest an attainable housing position today, with upside tied to interior modernization and operational execution rather than speculative market swings. Based on commercial real estate analysis from WDSuite, school quality compares favorably within the metro, reinforcing family-oriented demand while the rural setting requires deliberate marketing to widen the catchment.
- 1985 vintage is newer than much of the area a positioning upgrades to drive rent and retention
- Low rent-to-income levels support pricing power with careful lease management
- Growing 3-mile population and households expand the tenant base and support occupancy
- Strong relative school benchmarks bolster family renter appeal
- Risk: below-metro neighborhood occupancy and thin nearby amenities require focused marketing and asset improvements