| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Fair |
| Demographics | 45th | Fair |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4973 Tuscarora Rd, Niagara Falls, NY, 14304, US |
| Region / Metro | Niagara Falls |
| Year of Construction | 1980 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4973 Tuscarora Rd, Niagara Falls — 72-Unit Multifamily Opportunity
Neighborhood occupancy is high and stable, supporting steady leasing dynamics, according to WDSuite’s CRE market data, while modest renter concentration points to workforce housing demand anchored by nearby employers.
The property is situated in a B- rated neighborhood that ranks above the metro median (150 of 301 Buffalo-Cheektowaga neighborhoods). Neighborhood occupancy is strong and in the top quartile nationally, a constructive signal for maintaining rent rolls; these are neighborhood-level metrics, not property results.
Amenity access is mixed. Cafes and groceries are competitive among Buffalo-Cheektowaga neighborhoods (ranks indicate relatively better density versus peers), while parks and pharmacies are limited within the immediate area. For investors, this typically favors daily convenience but suggests fewer lifestyle draws within walking distance.
Tenure patterns point to a primarily owner-occupied area, with roughly one-quarter of housing units renter-occupied. For multifamily owners, that usually means a thinner but durable tenant base, with less direct competition from large clusters of rentals and more leasing stability tied to local employment nodes.
Within a 3-mile radius, recent years show flat-to-slightly contracting population but a small increase in households, and projections call for household growth through 2028. That expansion, alongside rising household incomes, supports a larger tenant base and occupancy stability, while rent levels have trended upward from a comparatively accessible starting point. In a high-cost ownership market this would often reinforce pricing power; here, more accessible ownership can introduce competition, so revenue management and product differentiation matter.
Comparable neighborhood crime data are not available in WDSuite for this location. Investors commonly benchmark safety using city and county trend reports and on-the-ground observations to understand relative conditions over time.
Proximity to diversified corporate offices supports commute convenience and renter retention, led by Thermo Fisher Scientific, FedEx Trade Networks, UnitedHealth Group, M&T Bank Corp., and McKesson.
- Thermo Fisher Scientific — life sciences (7.8 miles)
- FedEx Trade Networks — logistics (10.3 miles)
- UnitedHealth Group — healthcare services (10.4 miles)
- M&T Bank Corp. — banking (17.2 miles) — HQ
- McKesson — healthcare distribution (22.5 miles)
Built in 1980, the asset is newer than much of the surrounding housing stock, providing a relative edge versus older inventory while still warranting capital planning for aging systems. Neighborhood occupancy trends are strong and above many national peers, which, based on CRE market data from WDSuite, supports an underwriting case focused on steady lease-up and retention rather than outsized concessions.
Within a 3-mile radius, households are projected to grow through 2028, pointing to renter pool expansion. Renter-occupied housing represents a smaller share locally, so demand is tied closely to workforce access and product positioning. Ownership costs are relatively accessible, which can temper pricing power; however, manageable rent-to-income levels and proximity to major employers can sustain stable absorption for well-maintained, value-add units.
- Neighborhood occupancy is strong (top-quartile nationally), supporting leasing stability.
- 1980 vintage offers competitive positioning versus older local stock, with actionable value-add and system upgrades.
- Household growth within 3 miles points to a larger tenant base and steady absorption.
- Proximity to diversified employers underpins workforce-driven demand and retention.
- Risks: smaller renter-occupied share and accessible ownership options may limit pricing power; focus on operations and product differentiation.