| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 50th | Fair |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 222 Main St, Brockport, NY, 14420, US |
| Region / Metro | Brockport |
| Year of Construction | 2004 |
| Units | 33 |
| Transaction Date | 1999-05-07 |
| Transaction Price | $276,735 |
| Buyer | POTTER MATTEHW |
| Seller | KENNING JOHN B |
222 Main St Brockport Multifamily Investment Opportunity
Neighborhood occupancy around 92% suggests stable renter demand in Brockport, with newer-vintage product offering relative appeal versus older stock, according to WDSuite’s CRE market data.
Situated in Brockport within the Rochester, NY metro, the property benefits from a neighborhood rated A- (ranked 93 of 359), which is competitive among Rochester neighborhoods. The area skews Inner Suburb with a renter foundation that supports multifamily leasing. Neighborhood occupancy is 92.6% (measured for the neighborhood, not the property), which lends to steady leasing conditions in typical cycles.
Daily-needs access is a relative strength: pharmacies and cafes score well locally (pharmacy presence ranks 31 of 359; cafes 35 of 359), placing the neighborhood around the top quartile metro-wide and above national medians. Grocery options are also competitive (rank 90 of 359). Park access and formal childcare density are limited, so family-oriented marketing may rely more on private providers and nearby suburban amenities. Average school ratings in the neighborhood are below national norms, which suggests demand may tilt toward value-oriented and student/young professional segments rather than school-driven moves.
Vintage is a differentiator: with an average neighborhood construction year near 1935, a 2004 asset can compete well on building systems and finishes versus older stock. Investors should still plan for mid-life updates to sustain positioning against both renovated legacy buildings and newer deliveries.
Within a 3-mile radius, demographics point to a stable renter base: households have edged higher over the last five years despite modest population softness, implying smaller household sizes and a broader pool of leaseholders. Renter-occupied share is roughly half today and is projected to expand, which supports depth of demand and potential retention. Contract rents have trended upward historically and are projected to rise further over the next five years, which can underpin revenue growth but warrants attention to affordability and lease management. Local home values are lower than many national peers, which may create some competition from ownership and moderate pricing power at the higher end of the rent spectrum.
Safety indicators are mixed. Compared with Rochester metro peers (359 neighborhoods), the neighborhood’s safety rank is in the lower tier, indicating higher crime exposure than the metro median. However, nationally the area trends modestly favorable overall, with property-related risk reading as relatively safe on a national basis and violent-offense readings closer to average.
Recent year-over-year trends diverge: property incidents show improvement, while violent-offense estimates indicate a short-term uptick. Investors typically address this by reinforcing lighting, access controls, and partnerships with local stakeholders, and by calibrating underwriting for security spend and marketing to segments less sensitive to these trends.
The broader Rochester employment base offers commute-friendly access to diversified employers that can support renter demand and retention, including Wesco Distribution, Constellation Brands, Dish Network, and Xerox. The Constellation Brands headquarters adds an additional white-collar anchor within driving range.
- Wesco Distribution — distribution (14.4 miles)
- Constellation Brands, Inc. — consumer beverages offices (17.1 miles)
- Dish Network — telecommunications (18.2 miles)
- Xerox Corporation — technology & business services (26.9 miles)
- Constellation Brands — consumer beverages (27.2 miles) — HQ
222 Main St offers 2004 construction in a neighborhood where much of the competitive stock is older, providing relative appeal on systems and finishes while still benefiting from steady neighborhood occupancy around the low-90s (measured for the neighborhood, not the property). Based on commercial real estate analysis from WDSuite, the surrounding 3-mile area shows a growing household count and a renter base near half of occupied units, supporting a stable tenant pool even as population trends are flat to slightly negative.
Amenity access to cafes, pharmacies, and groceries is a local strength, while limited park and childcare density and below-average school ratings suggest demand skews toward value-conscious renters and students/young professionals. Forward-looking rent growth projections are constructive for revenue, but prudent underwriting should consider affordability pressure and competition from relatively accessible homeownership in the area.
- 2004 vintage competes well versus older neighborhood stock; plan mid-life upgrades to sustain positioning
- Neighborhood occupancy in the low-90s supports leasing stability and retention potential
- 3-mile household growth and solid renter concentration expand the tenant base and support absorption
- Amenity convenience (cafes, pharmacies, groceries) enhances livability and helps limit turnover
- Risks: mixed safety signals, limited parks/childcare, and ownership competition can temper pricing power