| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 33rd | Poor |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 Sunset Center Ln, Brockport, NY, 14420, US |
| Region / Metro | Brockport |
| Year of Construction | 2003 |
| Units | 48 |
| Transaction Date | 2021-10-21 |
| Transaction Price | $1,283,845 |
| Buyer | LIVMOOR PORTFOLIO HSNG DEV FUN |
| Seller | SELDON SQUARE II HOUSING DEVELOPMENT FUN |
125 Sunset Center Ln, Brockport NY Multifamily Investment
Neighborhood occupancy ranks in the top quartile nationally and a high share of renter-occupied units supports depth of demand, according to WDSuite’s CRE market data. Newer 2003 construction relative to the area s older stock positions the asset competitively while still allowing for targeted modernization.
The property sits in an Inner Suburb of the Rochester metro with a B neighborhood rating and occupancy that is top quartile nationally. Renter-occupied housing accounts for a large share of neighborhood units (above the 90th percentile nationwide), indicating a deep tenant base that can support leasing stability and renewal activity. Median rents in the neighborhood remain aligned with local incomes (rent-to-income around the national mid-range), which can aid retention while leaving room for disciplined revenue management.
Local livability indicators are mixed but serviceable for workforce renters. Parks access is strong (upper national percentiles), and restaurant density is competitive among Rochester neighborhoods, while grocery access trends above the metro median. Caf e9 and pharmacy counts are thin, so convenience-oriented amenities may require short drives. School ratings are not available in this dataset; investors should underwrite education preferences at the submarket level.
Within a 3-mile radius, demographics show a recent population dip alongside flat household counts, with WDSuite projections indicating modest population growth and a notable increase in households over the next five years. Smaller projected household sizes suggest continued demand for efficient rental formats, which can help support occupancy stability and broaden the prospective renter pool.
The neighborhood s housing stock skews older (average vintage circa 1940), while this asset s 2003 delivery is newer than much of the surrounding inventory. That relative youth can reduce near-term competitive obsolescence versus pre-war buildings, though investors should still plan for normal mid-life systems updates and cosmetic refreshes to capture value-add upside.
Comparable neighborhood-to-region safety benchmarks are not available in this release. Investors should evaluate recent trend data and local policing or community programs during diligence, and compare submarket crime patterns to broader Rochester and Monroe County baselines to contextualize resident experience and potential insurance or security line items.
Regional employers within commuting range support a stable renter base, with nearby roles in distribution, consumer goods, telecommunications, and technology services that align with workforce housing demand.
- Wesco Distribution distribution (15.2 miles)
- Constellation Brands, Inc. consumer goods (18.0 miles)
- Dish Network telecommunications (19.2 miles)
- Xerox Corporation technology & services (27.5 miles)
- Constellation Brands consumer goods (28.2 miles) HQ
Delivered in 2003 with 48 units, the property offers a newer alternative to an older surrounding stock base, which can enhance competitive positioning while leaving room for targeted value-add through unit finishes and systems modernization. Neighborhood occupancy is top quartile nationally and the renter-occupied share is high, supporting depth of demand and potential renewal resilience; according to CRE market data from WDSuite, local rents remain generally aligned with incomes, supporting pricing discipline rather than aggressive concessions.
Amenity access favors parks, restaurants, and everyday groceries, with fewer caf e9s and pharmacies nearby, suggesting residents may rely on short drives for some services. Within a 3-mile radius, forecasts point to modest population growth and a larger household count alongside smaller household sizes factors that can expand the renter pool for efficient layouts and support occupancy stability over the hold period.
- Top-quartile neighborhood occupancy and high renter concentration underpin leasing stability
- 2003 vintage versus older local stock offers competitive positioning with value-add potential
- Parks, restaurant, and grocery access support daily livability for workforce tenants
- 3-mile forecasts indicate household growth and smaller sizes, expanding the prospective renter base
- Risks: recent population softness, thinner caf e9/pharmacy presence, and the need to manage affordability as rents rise