| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 48th | Fair |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7314 Buffalo Ave, Niagara Falls, NY, 14304, US |
| Region / Metro | Niagara Falls |
| Year of Construction | 1982 |
| Units | 23 |
| Transaction Date | 2023-02-07 |
| Transaction Price | $600,000 |
| Buyer | 7314 BUFFALO AVE LLC |
| Seller | PSF OHIO LLC |
7314 Buffalo Ave Niagara Falls Multifamily Opportunity
Neighborhood occupancy trends sit near the national midpoint and are supported by steady renter demand and everyday amenities, according to WDSuite’s CRE market data.
Located in Niagara Falls’ inner-suburb fabric, the area scores a B neighborhood rating among 301 metro neighborhoods, with parks and pharmacies density in the top decile nationally while restaurants sit above the national median. Cafe and grocery density is thinner, which can modestly affect walkable convenience but does not preclude stable leasing for workforce-oriented housing.
The property’s 1982 vintage is newer than the local housing stock (which skews mid-century), offering relative competitiveness versus older buildings. Investors should still plan for targeted system modernization and common-area updates consistent with a 1980s asset to maintain leasing velocity.
Within a 3-mile radius, demographics show a renter-occupied housing share that supports a meaningful tenant base, with household sizes trending slightly smaller. That smaller-household profile can favor efficient floor plans; the asset’s average unit size of 549 square feet aligns with demand for compact, value-oriented apartments.
Homeownership is comparatively accessible in this part of the Buffalo–Cheektowaga metro, which can create competition with entry-level ownership. At the same time, rent-to-income levels remain relatively manageable, supporting retention and occupancy stability. Based on CRE market data from WDSuite, neighborhood occupancy is around the national midpoint, and the area’s strong parks/pharmacy access and proximity to employment help underpin renter demand even as grocery/cafe options are limited.
Looking ahead, 3-mile WDSuite projections indicate growth in households through 2028 with modestly smaller average household sizes. For investors, that points to a larger tenant base and continued demand for smaller, well-managed units, provided finishes and operations are kept competitive with regional alternatives.
Neighborhood-level crime benchmarks are not available in WDSuite for this location. Investors typically compare city and county trend lines and evaluate property-specific measures (lighting, access control, on-site management) to gauge operating risk and retention implications.
Nearby employers in life sciences, logistics, healthcare, banking, and pharmaceutical distribution support commuter access and provide a diversified renter pipeline for workforce housing.
- Thermo Fisher Scientific — life sciences (3.8 miles)
- FedEx Trade Networks — logistics (7.1 miles)
- UnitedHealth Group — healthcare services (8.2 miles)
- M&T Bank Corp. — banking (13.9 miles) — HQ
- McKesson — pharmaceutical distribution (20.1 miles)
This 23-unit, 1982-vintage property pairs smaller, efficient floor plans (average ~549 sf) with an inner-suburban setting where occupancy trends sit near the national midpoint and renter demand is reinforced by everyday services and employment access. According to WDSuite’s commercial real estate analysis, strong park and pharmacy access (top decile nationally) helps with livability, while relatively manageable rent-to-income levels support retention.
Key considerations include accessible ownership costs in the submarket, which can temper pricing power, and limited grocery/cafe density that could affect walk-to-retail appeal. School quality indicators are comparatively weak and crime benchmarks are unavailable in WDSuite, warranting standard underwriting cushions and focus on property-level operations and finishes to stay competitive versus older stock.
- 1982 vintage offers relative competitiveness versus older local stock, with targeted modernization potential
- Compact average unit size (~549 sf) matches smaller-household demand observed within 3 miles
- Parks/pharmacies access ranks among the nation’s top decile, supporting livability and leasing
- Risks: accessible ownership may compete with rentals; limited walk-to-groceries/cafes; weaker school ratings; review local safety trends