| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Poor |
| Demographics | 46th | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9901 Niagara Falls Blvd, Niagara Falls, NY, 14304, US |
| Region / Metro | Niagara Falls |
| Year of Construction | 1972 |
| Units | 30 |
| Transaction Date | 2009-10-26 |
| Transaction Price | $1,093,000 |
| Buyer | REGAL PROPERTY HOLDINGS LLC |
| Seller | SHERWOOD TERRACE APARTMENTS |
9901 Niagara Falls Blvd, Niagara Falls NY Multifamily Thesis
Stabilization potential in an inner-suburban pocket where renter demand is modest but supported by accessible pricing, according to WDSuite’s CRE market data. A 1972 vintage positions the asset slightly newer than much of the surrounding stock while still offering room for modernization.
This Inner Suburb of Niagara Falls shows mixed fundamentals for multifamily. Neighborhood-level occupancy trends are below the metro median among 301 Buffalo-Cheektowaga neighborhoods, suggesting leasing requires active management, yet rents skew on the lower end locally, which helps support absorption and retention. Pharmacies and groceries are relatively convenient compared with many areas in the metro, while cafes, parks, and restaurants are thinner, indicating more utilitarian amenity coverage than lifestyle depth based on CRE market data from WDSuite.
Relative to the metro, the neighborhood’s overall rating sits in the C range and is above the metro median on household size, pointing to a mix of family and workforce renters. School ratings trend below national averages; investors should underwrite accordingly for tenant preferences and expected lease-up velocity. Home values rank low nationally, reflecting a high-cost-ownership barrier is not the driver here; instead, accessible ownership options may compete with rentals, so pricing and renewal strategies should emphasize value and convenience rather than premium positioning.
Tenure data signals a moderate renter concentration at the neighborhood level, with a majority of units owner-occupied. That dynamic implies a shallower but durable renter base where lease stability can be cultivated with well-maintained product and service quality. The property’s 1972 construction is newer than the neighborhood’s average vintage, providing relative competitiveness versus older stock; however, investors should still plan for systems updates or targeted renovations to meet renter expectations and reduce maintenance variability.
Within a 3-mile radius, demographics indicate a mature population profile and incremental growth in families over recent years, with forecasts pointing to increases in households through the next five years—supporting a gradual expansion of the renter pool. Median contract rents in the 3-mile area remain comparatively low, and rent-to-income metrics sit around the national middle, framing affordability as a manageable consideration rather than a binding constraint. For multifamily property research, these dynamics translate into steady demand for well-priced units and measured rent growth tied to asset quality and operations.
Comparable safety metrics for this specific neighborhood were not available in WDSuite’s dataset at the time of analysis. Investors should review city and county trend reports and property-level incident histories to benchmark against nearby Buffalo-Cheektowaga neighborhoods and ensure on-site measures align with resident expectations.
A standard underwriting approach includes validating recent police blotter trends, confirming lighting and access controls, and aligning security practices with peer assets in similar inner-suburban locations. This comparative lens helps assess tenant retention and leasing risk without relying on block-level claims.
Proximity to established employers supports a workforce renter base and commute convenience. Nearby anchors include Thermo Fisher Scientific, FedEx Trade Networks, UnitedHealth Group, M&T Bank Corp., and McKesson.
- Thermo Fisher Scientific — life sciences (5.5 miles)
- FedEx Trade Networks — logistics (7.9 miles)
- UnitedHealth Group — healthcare services (8.3 miles)
- M&T Bank Corp. — financial services (14.9 miles) — HQ
- McKesson — healthcare distribution (20.4 miles)
This 30‑unit, 1972 vintage asset offers a pragmatic value proposition: it is slightly newer than the neighborhood’s average vintage, providing a competitive edge versus older local stock, yet old enough to justify targeted upgrades that can enhance durability and rent positioning. Neighborhood occupancy trends sit below the metro median, so outcomes will hinge on hands‑on operations, but comparatively low area rents and accessible ownership costs create a dependable, price‑sensitive renter base. Nearby grocery and pharmacy density further supports daily convenience and retention.
According to CRE market data from WDSuite, the surrounding area shows moderate renter concentration and a 3‑mile demographic profile that is stable today with households projected to increase over the next five years, pointing to a gradual expansion of the tenant base. The investment case centers on operational execution—refreshing interiors/systems where needed, stressing service quality, and maintaining competitive rents to capture steady demand in an inner‑suburban location with utility‑oriented amenities and access to employment nodes.
- 1972 vintage is newer than much of the local stock, with room for targeted renovations to lift competitiveness
- Price-sensitive renter base and relatively low area rents support absorption and renewal strategies
- Daily-needs convenience from strong grocery and pharmacy access aids leasing stability
- Workforce demand supported by proximity to regional employers within a 20-mile radius
- Risk: below-metro-median neighborhood occupancy and modest amenity depth require disciplined operations and conservative rent growth assumptions