| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 33rd | Poor |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 99 Sunset Center Ln, Brockport, NY, 14420, US |
| Region / Metro | Brockport |
| Year of Construction | 1999 |
| Units | 34 |
| Transaction Date | 2021-10-21 |
| Transaction Price | $949,182 |
| Buyer | LIVMOOR PORTFOLIO HSNG DEV FUN |
| Seller | CLARKSON-SELDON SQUARE PTRS LP |
99 Sunset Center Ln Brockport Multifamily — 1999 Vintage, 34 Units
Neighborhood occupancy sits in the top quartile nationally with a deep renter-occupied base that supports income stability, according to WDSuite s CRE market data.
Located in Brockport s inner-suburban fabric of the Rochester metro, the property benefits from a renter-driven neighborhood profile: renter-occupied housing accounts for a sizable share of units, indicating a broader tenant base and potential demand depth for multifamily. At the neighborhood level, occupancy is above the Rochester metro median (ranked 150 of 359) and sits in the top quartile nationally, a constructive signal for lease-up and retention based on WDSuite s CRE market data.
Local livability is balanced: restaurant access trends above national norms while parks access is notably strong, yet cafes and pharmacies are limited. For investors, this mix suggests day-to-day convenience without the pricing premium seen in highly amenitized urban cores.
Vintage context matters. With an average neighborhood construction year around 1940, a 1999-built asset positions competitively versus older local stock, while still warranting diligence on mid-life system upgrades or targeted common-area refreshes to sustain positioning against newer deliveries.
Within a 3-mile radius, demographic indicators show households holding steady recently with projections pointing to household growth alongside smaller average household sizes. This shift typically supports a larger renter pool and occupancy stability, while rising local incomes further underpin rent collections. Neighborhood rent levels have trended upward over five years, reinforcing steady demand without signaling outsized affordability pressure relative to area incomes.
Comparable neighborhood-level safety metrics are not available in WDSuite for this location, so investors commonly benchmark conditions against Rochester metro and Monroe County trends and incorporate property-specific measures (lighting, access control, and management presence) into underwriting.
Given above-median neighborhood occupancy and a renter-oriented housing mix, prudent practice is to review recent police blotter summaries and insurer loss runs, and to compare against peer neighborhoods in the metro to contextualize any observed trends.
Regional employers within commuting range support renter demand through steady payrolls and diverse office roles. Key nearby names include Wesco, Constellation Brands, Dish Network, Xerox, and Constellation Brands headquarters.
- Wesco Distribution corporate offices (15.2 miles)
- Constellation Brands, Inc. corporate offices (18.0 miles)
- Dish Network corporate offices (19.2 miles)
- Xerox Corporation corporate offices (27.5 miles)
- Constellation Brands corporate offices (28.2 miles) HQ
The asset s 1999 construction stands newer than much of the surrounding housing stock, offering competitive positioning against older properties while leaving room for targeted modernization to enhance rents and retention. Neighborhood performance indicators are constructive: occupancy is above the Rochester metro median (150 of 359 neighborhoods) and top quartile nationally, and neighborhood average NOI per unit ranks among the highest in the metro signals that the submarket has supported stable operations, according to multifamily property research from WDSuite.
Within a 3-mile radius, projections point to more households and smaller household sizes, typically expanding the renter pool and supporting occupancy stability. Ownership costs in the area are comparatively accessible for buyers, which can introduce competition with renting; however, a high renter-occupied share at the neighborhood level and manageable rent-to-income dynamics suggest depth in the tenant base with measured pricing power for well-maintained product.
- Above-median neighborhood occupancy and top-quartile national standing support stable leasing.
- 1999 vintage offers competitive positioning versus older local stock with selective value-add potential.
- Neighborhood average NOI per unit ranks among the strongest in the Rochester metro, per WDSuite.
- 3-mile projections show more households and smaller household sizes, expanding the renter pool.
- Risk: relatively accessible home values may compete with renting; focus on amenity upgrades and management to sustain retention.