| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Poor |
| Demographics | 36th | Poor |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1 Columbus Ave, Mount Morris, NY, 14510, US |
| Region / Metro | Mount Morris |
| Year of Construction | 1990 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1 Columbus Ave, Mount Morris NY Multifamily Investment
Neighborhood occupancy is in a typical range for suburban Rochester, suggesting steady but competitive leasing conditions, according to WDSuite’s CRE market data. Investor focus centers on stable renter demand at attainable rents rather than outsized growth.
Mount Morris sits within the Rochester, NY metro and scores C- overall, placing it below the metro median among 359 neighborhoods, per WDSuite. The area functions as a suburban node with day-to-day conveniences rather than destination retail—restaurants and grocery options are comparatively stronger, while parks, cafés, and pharmacies are limited within close reach.
Amenity density is mixed: grocery and restaurant access rank competitively within the Rochester metro (both near the top quartile among 359 neighborhoods), while café and park presence is sparse. For investors, this means daily needs are reasonably served, but lifestyle-oriented offerings may rely on short drives to adjacent communities.
Renter concentration is modest at the neighborhood level (about one-fifth of housing units are renter-occupied), indicating a smaller but potentially durable tenant base with less turnover volatility than highly renter-dense submarkets. Within a 3-mile radius, population and households have expanded in recent years, broadening the local renter pool and supporting occupancy stability, though the ownership-tilted tenure mix can introduce competition from for-sale options when financing is favorable.
Affordability stands out: low home values in the immediate area and a measured rent-to-income ratio suggest manageable affordability pressure for renters, which can aid lease retention. School ratings trail national norms, an underwriting consideration for family-oriented units. Overall, the submarket’s attractiveness leans on attainable rents and essential amenities rather than premium finishes or lifestyle appeal, aligning best with workforce housing strategies.
Comparable neighborhood-level safety metrics are not available in the provided dataset. Investors should rely on standard diligence—reviewing recent police blotters, municipal reports, and insurer loss runs—to benchmark trendlines versus the Rochester metro and peer suburban locations. Framing risk in comparative terms (neighborhood versus broader region and similar suburban assets) is generally more decision-useful than block-level anecdotes.
Regional employers within commuting range support workforce housing demand and leasing durability, notably in telecommunications, beverages, electrical distribution, life sciences, and technology services.
- Dish Network — telecommunications (25.0 miles)
- Constellation Brands — beverages (30.0 miles) — HQ
- Wesco Distribution — electrical distribution (32.8 miles)
- Thermo Fisher Scientific — life sciences (34.8 miles)
- Xerox Corporation — technology & imaging (41.2 miles)
Built in 1990 with 52 units, 1 Columbus Ave is positioned for steady performance driven by attainable rents and a growing 3-mile household base. The neighborhood’s renter-occupied share is modest, which can translate to a stable tenant pool and measured turnover, while essential amenities—particularly grocery and restaurants—are comparatively strong for a suburban location. According to CRE market data from WDSuite, neighborhood occupancy trends indicate a competitive, not overheated, leasing environment that rewards hands-on management and targeted positioning.
Vintage implies ongoing capital planning and selective upgrades to enhance competitiveness versus newer assets, with potential value-add through interior refreshes and common-area improvements. Given a high-cost ownership market is not the primary constraint here, pricing power will stem from property condition and service quality rather than scarcity, making operational execution central to returns.
- Workforce-oriented demand supported by expanding 3-mile households and essential amenities
- Attainable rents and measured rent-to-income dynamics aid retention and occupancy stability
- 1990 vintage offers targeted value-add via systems upkeep and interior upgrades
- Competitive restaurant and grocery access for a suburban node supports livability
- Risk: modest renter concentration and limited lifestyle amenities may cap lease-up velocity without strong property-level execution