| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 61st | Good |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 245 Bryant St, North Tonawanda, NY, 14120, US |
| Region / Metro | North Tonawanda |
| Year of Construction | 1974 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
245 Bryant St North Tonawanda 24-Unit Multifamily Investment
Neighborhood occupancy is resilient and rents are attainable for the area, according to WDSuite’s CRE market data, supporting steady cash flow potential for a 24-unit asset.
Positioned in an Inner Suburb of the Buffalo-Cheektowaga metro, the neighborhood around 245 Bryant St shows healthy renter demand. Neighborhood occupancy ranks 109 out of 301 locally—competitive among Buffalo-Cheektowaga neighborhoods—and sits in the top quartile nationally by WDSuite metrics. This is a neighborhood-level indicator, not specific to the property.
Renter-occupied housing constitutes a meaningful share of the area’s units (rank 72 of 301, high national percentile), signaling depth in the tenant base that can support leasing stability. Median neighborhood contract rents trend below national levels, which can aid retention and limit turnover while allowing for disciplined revenue management.
Essential retail access is favorable: grocery availability ranks well (59 of 301; high national percentile). Restaurant, café, park, and pharmacy density is limited within the neighborhood footprint, which typically corresponds with practical, workforce-oriented appeal rather than lifestyle-driven positioning.
Within a 3-mile radius, WDSuite data indicates recent population and household growth with additional gains projected, implying a gradually expanding renter pool. Incomes have strengthened and the neighborhood’s rent-to-income ratio is moderate, reducing affordability pressure. From a commercial real estate analysis standpoint, home values are comparatively accessible for the region—supporting some competition from ownership—but many households are still likely to rely on multifamily given relative rent levels and convenience.
Vintage context: the neighborhood skews to early 20th-century housing, while this property was built in 1974. That relative youth versus older local stock can be a competitive edge on systems and layout, though prudent capital planning for 1970s-era building systems and common areas remains advisable.
Comparable crime statistics for this neighborhood are not available in WDSuite at this time. Investors typically benchmark safety using multiple sources, consider metro-level trend direction, and evaluate property-level measures such as lighting, access control, and on-site visibility.
A cautious approach includes reviewing recent police summaries, confirming insurer loss runs, and comparing conditions with nearby Buffalo-Cheektowaga neighborhoods to contextualize risk and potential mitigation costs.
Nearby employers include healthcare services, logistics, life sciences, and finance—providing a diversified employment base that supports renter demand and commute convenience. Highlighted below are UnitedHealth Group, FedEx Trade Networks, Thermo Fisher Scientific, and M&T Bank Corp.
- UnitedHealth Group — healthcare services (2.4 miles)
- FedEx Trade Networks — logistics (3.8 miles)
- Thermo Fisher Scientifc — life sciences offices (5.3 miles)
- FedEx Trade Networks — logistics (6.9 miles)
- M&T Bank Corp. — banking & corporate services (9.8 miles) — HQ
This 24-unit property, built in 1974, aligns with a neighborhood profile marked by solid neighborhood occupancy and a renter base supported by attainable rents and steady household growth within a 3-mile radius. Being newer than much of the surrounding early-century stock can provide a competitive edge, while still warranting targeted modernization and system upgrades typical of 1970s construction.
Median neighborhood rents remain below national levels and the rent-to-income ratio trends moderate—factors that support retention and occupancy stability. According to CRE market data from WDSuite, grocery access is comparatively strong even as restaurant and café density is limited. Ownership is relatively accessible for the region, suggesting some competition from for-sale housing, but diversified employment nearby and expanding household counts point to durable multifamily demand.
- Competitive neighborhood occupancy and moderate rent burden support stable leasing.
- 1974 vintage is newer than much of the area’s stock, with value-add upside through modernization.
- Attainable neighborhood rents aid retention and disciplined pricing.
- Diverse nearby employers (healthcare, logistics, finance, life sciences) reinforce workforce demand.
- Risks: limited neighborhood amenity depth and some competition from for-sale housing.