| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 53rd | Fair |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 156 Robert Dr, North Tonawanda, NY, 14120, US |
| Region / Metro | North Tonawanda |
| Year of Construction | 1978 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
156 Robert Dr North Tonawanda Multifamily Opportunity
Neighborhood renter demand is durable and occupancy trends are steady for this inner-suburb location, according to WDSuite’s CRE market data. The asset’s positioning supports stable leasing with room for operational optimization.
The property sits in an inner-suburb neighborhood that ranks in the top quartile among 301 metro neighborhoods, based on WDSuite’s CRE market data. Amenity access is a local strength: grocery and pharmacy availability score in the top quartile nationally, and everyday services such as cafés and childcare are competitive, helping support resident retention and day-to-day convenience.
Renter concentration is high at the neighborhood level, with a larger share of housing units renter-occupied than most areas in the region. For multifamily owners, this indicates a deep tenant base and supports leasing durability. Overall occupancy for the neighborhood tracks near the national median, which suggests stable but competitive conditions where operational execution and product differentiation matter.
Vintage is 1978, which is newer than the neighborhood’s average construction year. That positioning generally enhances competitiveness versus older stock, though investors should plan for selective modernization of systems and interiors to meet current renter expectations and sustain pricing power.
Within a 3-mile radius, recent trends point to population and household growth, with projections indicating further expansion. This translates to a larger tenant base and supports occupancy stability over the medium term. Home values in the area are comparatively modest on a national basis; while that can introduce some competition from entry-level ownership, it also enables renters to prioritize value, making well-managed properties with quality finishes and amenities stand out.
Affordability appears manageable for renters, with neighborhood rent-to-income metrics near national norms. For investors, that supports renewal potential and reduces near-term retention risk, provided rent increases are calibrated to local income growth and product quality.
Current neighborhood-level crime statistics are not available in WDSuite for this location. Investors commonly benchmark safety using multiple sources (city and county reports, police blotters, and trend data) to understand how conditions compare with the broader Buffalo–Cheektowaga metro and to assess any block-to-block variability during due diligence.
Nearby employers provide a diversified white-collar and services employment base that supports renter demand and commute convenience, including UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, M&T Bank Corp., and McKesson.
- UnitedHealth Group — insurance & health services (2.1 miles)
- FedEx Trade Networks — logistics & trade services (4.0 miles)
- Thermo Fisher Scientifc — life sciences offices (6.1 miles)
- M&T Bank Corp. — banking & corporate services (9.4 miles) — HQ
- McKesson — healthcare distribution (13.7 miles)
156 Robert Dr offers a 1978-vintage, 25-unit footprint in an inner-suburb neighborhood that ranks in the top quartile among 301 metro neighborhoods. Renter-occupied share is elevated locally, signaling depth of demand and a broad tenant base, while neighborhood occupancy trends near national norms point to stable, execution-driven performance. The asset’s vintage is newer than the area’s average stock, giving a competitive edge versus older buildings while still allowing room for value-add upgrades.
Within a 3-mile radius, recent and projected growth in population and households indicates an expanding renter pool that can support occupancy stability and steady leasing. According to CRE market data from WDSuite, amenity access is a relative strength (grocers, pharmacies, and daily services), which can reinforce retention, while comparatively modest ownership costs in this part of the metro may introduce some competition from entry-level home purchases—placing a premium on product quality, service, and pricing discipline.
- High renter-occupied share supports a deep tenant base and leasing durability
- 1978 vintage is newer than neighborhood average, enabling competitive positioning with targeted upgrades
- 3-mile population and household growth expands the renter pool and supports occupancy stability
- Strong everyday amenities (grocers, pharmacies, services) bolster retention and day-to-day convenience
- Risk: comparatively modest ownership costs can compete with renting; disciplined pricing and product upgrades are key