| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 32nd | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 Niagara Ave, Niagara Falls, NY, 14305, US |
| Region / Metro | Niagara Falls |
| Year of Construction | 1974 |
| Units | 121 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
800 Niagara Ave Niagara Falls Multifamily Opportunity
Neighborhood renter concentration and improving occupancy suggest a durable tenant base for cash flow, according to WDSuite’s CRE market data for the immediate area.
Located in Niagara Falls within the Buffalo–Cheektowaga metro, the property sits in an Inner Suburb neighborhood that rates C among 301 metro neighborhoods. Local occupancy has improved over the past five years, indicating steadier leasing conditions at the neighborhood level rather than at the property level.
Daily-needs access is a relative strength: grocery availability ranks 30 out of 301 in the metro and pharmacy access ranks 63 out of 301; both translate to top-quartile convenience nationally for essentials. Restaurant density also competes well (20 of 301; top quartile nationally), while parks and cafes are limited, so lifestyle amenities skew toward practical rather than experiential.
The housing stock skews older in this neighborhood (average vintage 1925; 232 of 301 in the metro), which makes a 1974 asset relatively newer than much of the surrounding inventory. For investors, that positioning can support competitiveness versus prewar buildings, while still warranting capital planning for systems typical of 1970s construction where modernization can unlock value-add upside.
Tenure patterns point to a meaningful rental market: roughly half of neighborhood housing units are renter-occupied, which supports depth of the tenant base and ongoing leasing demand. Within a 3-mile radius, demographic data indicate modest population growth and a notable increase in households alongside smaller average household sizes, expanding the near-term renter pool and helping support occupancy stability.
Ownership costs in the immediate neighborhood are on the lower end by national comparison, which can introduce competition from entry-level ownership options. At the same time, rent levels relative to incomes remain moderate, which can aid retention and lease management, especially for well-operated workforce housing.
Comparable neighborhood crime ranks are not available for this location in the current dataset, so investors should benchmark safety trends against the Buffalo–Cheektowaga metro and city resources over time. Portfolio underwriting commonly incorporates trend monitoring and property-level security measures to support resident retention where neighborhood data are incomplete.
Nearby employers provide a diversified employment base that can support renter demand through commute convenience, including life sciences, logistics, healthcare, and financial services.
- Thermo Fisher Scientifc — life sciences (7.4 miles)
- FedEx Trade Networks — logistics (11.2 miles)
- UnitedHealth Group — healthcare services (12.6 miles)
- M&T Bank Corp. — financial services (17.7 miles) — HQ
Built in 1974 with 121 units, the asset is relatively younger than much of the surrounding prewar housing stock, giving it a competitive position in an older neighborhood while leaving room for targeted modernization to enhance rents and retention. Household growth within 3 miles and a renter-occupied presence at the neighborhood level support a stable tenant base, while moderate rent-to-income dynamics help with day-to-day leasing and renewal strategies.
Daily-needs access is strong (groceries, pharmacies) and dining density is competitive among metro peers, which supports livability. According to CRE market data from WDSuite, neighborhood occupancy has trended upward in recent years, reinforcing the case for steady operations. Key risks include limited parks/cafe amenities, underperforming school ratings relative to national benchmarks, and potential competition from accessible ownership options.
- Relative vintage advantage (1974) in an older-stock neighborhood with value-add/modernization potential
- Renter depth supported by neighborhood tenure and 3-mile household growth, aiding occupancy stability
- Strong daily-needs access (grocery/pharmacy) and competitive dining density bolster livability
- Moderate rent-to-income dynamics support retention and leasing management
- Risks: limited parks/cafe amenities, weaker school ratings, and competition from entry-level ownership