| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Poor |
| Demographics | 46th | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9455 Niagara Falls Blvd, Niagara Falls, NY, 14304, US |
| Region / Metro | Niagara Falls |
| Year of Construction | 1972 |
| Units | 37 |
| Transaction Date | 2013-04-16 |
| Transaction Price | $1,599,000 |
| Buyer | LEISURE VILLAGE APARTMENTS LLC |
| Seller | NFE LEISURE VILLAGE LLC |
9455 Niagara Falls Blvd Niagara Falls Multifamily
Positioned in an inner-suburb corridor with strong daily-needs retail, this asset benefits from steady renter demand and accessible rents according to WDSuite’s CRE market data, with neighborhood occupancy measured at the area level rather than the property.
The property sits in an Inner Suburb of the Buffalo-Cheektowaga, NY metro, where neighborhood positioning ranks below the metro median (219 out of 301 neighborhoods). For investors, the appeal leans toward convenience and workforce access rather than lifestyle amenities.
Daily-needs access is a relative strength: grocery and pharmacy density is competitive among Buffalo-Cheektowaga neighborhoods (grocery is near the top quartile locally; pharmacies are firmly top quartile and strong nationally). By contrast, cafes, restaurants, and parks are limited, suggesting fewer lifestyle-driven demand catalysts and a focus on pragmatic renter appeal.
Neighborhood data points to accessible housing costs and a rent-to-income profile that supports retention and lease stability more than aggressive pricing power. Home values are comparatively lower for the region, which can introduce competition from ownership options, but rent levels remain manageable for many renter households. School quality trends below national norms, which may modestly temper family-driven demand.
Within a 3-mile radius, recent population trends have been flat to slightly negative, while families have inched higher. Forward-looking projections indicate population growth and a notable increase in households, implying a larger tenant base and potential renter pool expansion over the next several years. Renter-occupied share in the 3-mile area is expected to rise, supporting depth of demand for multifamily. These dynamics, based on WDSuite’s commercial real estate analysis, suggest demand stability anchored more by everyday convenience than by premium amenity pull.
Comparable safety benchmarks at the neighborhood level are not available in WDSuite for this address. Investors typically evaluate safety by comparing neighborhood trends to metro and national baselines and by reviewing property-level loss histories, local policing updates, and recent trendlines rather than relying on block-level anecdotes.
Given the corridor’s daily-needs orientation and workforce character, prudent underwriting would include on-the-ground diligence (lighting, visibility, and site access) and a review of recent incident patterns for the broader Niagara Falls area to contextualize resident experience and potential operating practices.
Nearby employers span life sciences, logistics, healthcare, and financial services, supporting a diversified workforce renter base and commute convenience for residents. Listed below are select employers in proximity that can underpin tenant demand and retention.
- Thermo Fisher Scientific — life sciences (5.3 miles)
- FedEx Trade Networks — logistics (7.9 miles)
- UnitedHealth Group — healthcare services (8.4 miles)
- FedEx Trade Networks — logistics (11.5 miles)
- M&T Bank Corp. — financial services (14.8 miles) — HQ
Built in 1972, this 37‑unit asset offers classic value-add potential: interiors and common areas may benefit from targeted modernization, while systems and exterior upkeep should be underwritten for ongoing capital planning. Neighborhood fundamentals emphasize everyday convenience (strong grocery and pharmacy access) and accessible rent levels, which can support occupancy durability and resident retention, though they may limit outsized pricing power.
Within a 3-mile radius, recent stability is expected to give way to household growth and a rising renter share, indicating a gradually expanding tenant base. At the neighborhood level, occupancy runs below the metro median and has softened over the last cycle, a factor to weigh against projected demand gains and proximity to diversified employers. According to CRE market data from WDSuite, the area’s rent-to-income profile remains manageable, reinforcing a workforce housing thesis centered on steady leasing rather than premium-rate growth.
- 1972 vintage supports a clear value-add and capital planning thesis
- Daily-needs retail access (grocery/pharmacy) supports renter convenience and retention
- Forecast household growth and rising renter share within 3 miles expand the tenant base
- Manageable rent-to-income dynamics favor occupancy stability over aggressive rent pushes
- Risk: neighborhood occupancy trends below metro median and limited lifestyle amenities