| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 77th | Best |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2140 Sackett Rd, Avon, NY, 14414, US |
| Region / Metro | Avon |
| Year of Construction | 1995 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | $350,000 |
| Buyer | LANDING AT MILL CREEK LLC |
| Seller | SALADA ENTERPRISES LLC |
2140 Sackett Rd Avon NY Multifamily Investment
Neighborhood-level occupancy is exceptionally high, supporting stable rent rolls according to WDSuite’s CRE market data. This rural pocket of the Rochester metro skews affordable, which can aid retention while requiring disciplined rent management.
Avon sits in a rural segment of the Rochester, NY metro with a B+ neighborhood rating and is competitive among 359 metro neighborhoods (ranked 124th of 359). For investors, this translates to steady fundamentals rather than cyclical volatility, with demand driven by local employment and commuter ties into the broader metro.
Neighborhood occupancy is at the top of the distribution (ranked 1st of 359), signaling tight housing conditions at the neighborhood level rather than at this specific property. Renter-occupied share locally is moderate, indicating a defined but not oversupplied tenant base. These conditions tend to support leasing stability but may limit rapid lease-up without targeted marketing.
Amenity density is sparse (cafes, groceries, restaurants, parks rank near the bottom among 359 neighborhoods), so residents typically rely on short drives for daily needs. Median contract rents in the neighborhood track below national norms (national percentile 23), and the rent-to-income ratio sits in a high national percentile (90th), implying comparatively low rent burden. In practice, this can bolster retention and limit turnover, though it may temper near-term rent growth without value-add improvements.
Within a 3-mile radius, recent years show population contraction but forecasts point to growth ahead, with an increase in households and smaller average household sizes. That shift usually expands the renter pool and supports occupancy across professionally managed assets. Median household incomes in the area are above many national peers (neighborhood national percentile 67), which can underpin collections and renewal performance, based on CRE market data from WDSuite.
Ownership costs are relatively accessible versus many U.S. markets (home values around the 37th national percentile), which can create some competition with for-sale options. For multifamily owners, positioning on convenience, updated finishes, and predictable monthly costs can sustain demand and pricing power even where ownership is attainable.
Specific neighborhood-level safety metrics are not available in WDSuite for this area. Investors typically benchmark against Rochester metro and county trends and review multi-year patterns to understand directional risk and insurance implications.
Given the rural context and small neighborhood footprint, evaluate incident trends over time rather than single-year snapshots, and incorporate on-the-ground diligence (property management feedback and local law-enforcement reports) to set operating assumptions. Avoid block-level conclusions; use comparative framing to similar Rochester-area rural neighborhoods for a balanced view.
Local employment is diversified across telecom, beverage, industrial distribution, life sciences, and technology, offering a commuter-oriented renter base and supporting retention for workforce housing. The following nearby employers illustrate the accessible job nodes that can underpin leasing.
- Dish Network — telecom (12.3 miles)
- Constellation Brands — beverage (18.4 miles) — HQ
- Wesco Distribution — industrial distribution (20.3 miles)
- Thermo Fisher Scientific — life sciences (23.1 miles)
- Xerox Corporation — technology/printing (28.7 miles)
Built in 1995, the property benefits from a vintage that is newer than much of the older Northeastern stock, providing a competitive baseline while still offering room for modernization (systems, interiors, and curb appeal) to capture incremental rent. Tight neighborhood occupancy supports cash flow durability, and within a 3-mile radius, the forecast increase in households and smaller household sizes suggests a larger tenant base and support for steady lease-up. According to commercial real estate analysis from WDSuite, local rents sit below national norms with a favorable rent-to-income profile, which can aid renewal rates even as operators manage pricing carefully.
Amenity density is limited and ownership is relatively accessible, so the investment case rests on delivering convenience, quality management, and targeted upgrades rather than walkable lifestyle appeal. Execution focus should include value-add scope calibrated to income levels, with attention to operating expenses, insurance, and transportation access that matters to a commuter tenant base.
- Tight neighborhood occupancy supports leasing stability and collections
- 1995 vintage offers value-add potential through systems and interior updates
- Projected household growth within 3 miles expands the renter pool and supports absorption
- Affordable rent context favors retention; pricing power tied to demonstrated upgrades
- Risks: limited walkable amenities and competition from attainable ownership require careful positioning