| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Poor |
| Demographics | 36th | Poor |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12 Columbus Ave, Mount Morris, NY, 14510, US |
| Region / Metro | Mount Morris |
| Year of Construction | 1998 |
| Units | 25 |
| Transaction Date | 1998-10-14 |
| Transaction Price | $59,000 |
| Buyer | MT MORRIS ELDERLY HOUSING PAR |
| Seller | RADESI ANTHONY J |
12 Columbus Ave Mount Morris NY Multifamily Investment
Household growth within a 3-mile radius supports a stable renter base, while neighborhood rents remain comparatively low, according to WDSuite s CRE market data.
Located in Mount Morris within the Rochester, NY metro, the neighborhood shows steady renter demand at accessible price points. Neighborhood occupancy is measured at 88.9%, which sits below the metro median among 359 neighborhoods, suggesting investors should plan for active leasing and asset management to maintain stability.
Livability is anchored by everyday convenience rather than destination amenities. Grocery access scores competitively (around the 70th percentile nationally), and restaurants are similarly represented, while parks, pharmacies, cafes, and childcare are limited in the immediate area. The average school rating trends lower for the neighborhood compared with national peers, which can influence unit mix strategy and marketing to households with school-age children.
Renter-occupied share in the neighborhood is about one-fifth of housing units, indicating a smaller but present tenant pool; investors should expect a thinner depth of renters than more urban Rochester submarkets. Home values are relatively low compared with national levels, which can make ownership more accessible and potentially increase competition with rental housing. Counterbalancing this, the neighborhood A0rent-to-income ratio sits near the middle of national ranges, supporting retention and measured pricing power rather than outsized escalation.
Within a 3-mile radius, population and households have grown over the past five years, and WDSuite s CRE market data indicate continued household expansion in the near term. This broadens the local tenant base and can support occupancy stability, particularly for well-managed, need-based rentals.
Comparable crime metrics specific to this neighborhood were not available in WDSuite for a precise rank or national percentile. Investors often benchmark property-level security features and recent leasing experience against broader Rochester metro trends and owner-operator best practices, focusing on lighting, access control, and resident screening to support retention.
Given the suburban context, it A0is prudent to review local law enforcement reports and recent incident trends at the submarket level, along with feedback from current residents, to align operating plans and insurance assumptions with on-the-ground conditions.
Regional employment is diversified across telecommunications, beverages, industrial distribution, life sciences, and technology, supporting commuter demand and leasing durability for workforce-oriented rentals.
- Dish Network 97 telecommunications (25.0 miles)
- Constellation Brands 97 beverages (30.0 miles) 97 HQ
- Wesco Distribution 97 industrial distribution (32.8 miles)
- Thermo Fisher Scientific 97 life sciences (34.8 miles)
- Xerox Corporation 97 technology (41.2 miles)
12 Columbus Ave is a 25-unit, late-1990s multifamily asset in Mount Morris. The 1998 vintage suggests mid-life building systems; investors can plan for targeted capital upgrades (exteriors, common areas, mechanicals) that may enhance competitiveness versus older local stock without requiring a full reposition. Neighborhood occupancy trends below the metro median indicate the importance of active leasing and operations, but household growth within a 3-mile radius expands the local renter pool, supporting steady absorption and retention.
Relative affordability is a key dynamic: neighborhood rents are low compared with national benchmarks, and the rent-to-income ratio trends near mid-range, which can underpin resident stability according to CRE market data from WDSuite. Low home values in the area make ownership more accessible, which can temper pricing power; however, ongoing restaurant and grocery presence and proximity to diverse employers within roughly 25 96 95 miles help sustain workforce demand. Forecasts point to modest population growth and a larger household count over the next five years, supporting occupancy management for well-maintained units.
- Late-1990s vintage with potential for targeted value-add to boost competitiveness
- Household and population growth within 3 miles broadens the tenant base and supports occupancy
- Relative rent affordability supports retention and measured rent growth
- Regional employers across telecom, beverages, life sciences, and tech sustain commuter demand
- Risk: occupancy below metro median and accessible homeownership can moderate pricing power