| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 27th | Poor |
| Demographics | 64th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 402 95th St, Niagara Falls, NY, 14304, US |
| Region / Metro | Niagara Falls |
| Year of Construction | 1999 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
402 95th St, Niagara Falls NY Multifamily Opportunity
Neighborhood occupancy is high and historically steady, according to WDSuite’s CRE market data, supporting stable cash flow potential in a primarily owner-occupied pocket of Niagara Falls. Low rent-to-income levels indicate manageable tenant affordability, though pricing power may be moderate.
This suburban Niagara Falls location offers quiet residential streets with limited retail density nearby, which tends to favor car-dependent living. The neighborhood s occupancy rate sits in the top quartile nationally and is competitive among the 301 Buffalo-Cheektowaga neighborhoods, a backdrop that supports leasing stability for multifamily assets, based on CRE market data from WDSuite.
The property s 1999 vintage is newer than the neighborhood s older housing stock (average construction year skews early 20th century). For investors, that typically translates to a relatively competitive position versus aging comparables, with capital plans more likely focused on targeted common-area and in-unit modernization rather than major systems replacement.
Within a 3-mile radius, renter-occupied housing accounts for roughly one-quarter of units, indicating a focused but durable tenant base rather than a transient, heavily renter-dense area. This mix can support retention and lower turnover, though it also means leasing velocity is tied to a smaller renter pool than in more urban submarkets.
Affordability dynamics are favorable for renters: the neighborhood s rent-to-income ratio is in a high national percentile, which can reduce near-term affordability pressure and help renewal rates. That said, relatively accessible ownership costs in this part of Niagara County can create competition with entry-level homeownership, which may temper rent growth and necessitate disciplined lease management.
Standardized crime metrics for this specific neighborhood were not available in WDSuite at the time of publication. Investors typically benchmark safety by comparing neighborhood trends to broader city and metro patterns, engaging local property management for recent, property-level observations, and corroborating with public sources before underwriting.
Proximity to established employers underpins renter demand through commute convenience and a diversified regional job base. Nearby anchors include Thermo Fisher Scientific, FedEx Trade Networks, UnitedHealth Group, M&T Bank Corp., and McKesson.
- Thermo Fisher Scientifc life sciences (4.1 miles)
- FedEx Trade Networks logistics (6.7 miles)
- UnitedHealth Group healthcare services (7.3 miles)
- FedEx Trade Networks logistics (10.3 miles)
- M&T Bank Corp. financial services (13.6 miles) HQ
402 95th St offers an 80-unit, 1999-vintage asset positioned against an older housing stock, supporting competitive appeal with selective value-add potential. Occupancy in the surrounding neighborhood is strong and above many metro peers, which, according to CRE market data from WDSuite, reinforces the outlook for stable leasing. Tenant affordability appears manageable, suggesting support for renewals; however, accessible ownership options in Niagara County may limit outsized rent growth, making asset performance more reliant on operations and targeted upgrades.
Within a 3-mile radius, projections call for growth in households over the next five years, indicating a larger tenant base that can support occupancy stability. Given the area s more modest amenity density, properties that emphasize convenience, maintenance responsiveness, and refreshed interiors may capture demand without overreliance on premium amenities.
- Newer 1999 vintage versus older local stock, with practical value-add upside
- Strong neighborhood occupancy supports leasing durability
- Manageable rent-to-income levels aid renewal and retention strategies
- Household growth within 3 miles expands the renter pool and supports stabilization
- Risk: accessible homeownership can compete with rentals, moderating pricing power