| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 79th | Best |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 Pine Trl, Honeoye Falls, NY, 14472, US |
| Region / Metro | Honeoye Falls |
| Year of Construction | 1990 |
| Units | 71 |
| Transaction Date | 2015-03-19 |
| Transaction Price | $395,543 |
| Buyer | ESPISCOPAL SENIOR HOUSING HONEOYE FALLS |
| Seller | CONIFER PINEHURST ASSOCIATES |
1000 Pine Trl Honeoye Falls 71-Unit Multifamily
Neighborhood occupancy is strong and renter demand is supported by top-rated local schools, according to WDSuite’s CRE market data. The suburban setting offers stability for income-focused investors while keeping operational complexity manageable.
Located in Monroe County’s inner-suburban ring, the property benefits from a neighborhood rated A and ranking 42 out of 359 Rochester neighborhoods—top quartile locally. This positioning reflects resilient fundamentals for multifamily, with neighborhood occupancy at a high level and in the upper tier nationally, supporting leasing stability and reduced downtime risk.
School quality is a notable draw: average ratings are at the top of 359 metro neighborhoods and in the top tier nationally, which can enhance retention among family renters and broaden the tenant base. Parks access trends above national norms, while retail density is modest nearby; investors should expect a car-oriented amenity pattern with grocery options present but limited café and pharmacy counts in the immediate vicinity.
Within a 3-mile radius, households have increased, pointing to a larger tenant base even as average household size edges lower—dynamics that typically support steady absorption and occupancy. Median neighborhood contract rents sit near mid-market levels for the metro, and the rent-to-income relationship indicates manageable affordability pressure, which can help sustain renewals and measured rent growth. For commercial real estate analysis, this balance suggests demand depth without excessive pricing risk.
The 1990 vintage is newer than the area’s older housing stock (average construction year skews mid-20th century), giving this asset competitive positioning versus legacy product. At the same time, systems are no longer new; investors should plan for periodic modernization that can unlock value-add upside and support long-run rent competitiveness.
Renter-occupied housing represents a meaningful share of neighborhood units, indicating a stable multifamily user base. Combined with above-median household incomes and steady neighborhood occupancy, this tenure mix supports durable demand for well-managed apartments.
Comparable neighborhood safety metrics are not available in this dataset for precise benchmarking. Investors should evaluate multi-year, area-level trends and property-level incident histories to contextualize risk, using broader Rochester comparisons and on-the-ground due diligence.
Given the suburban context and strong school ratings, many operators view tenant retention as a key driver of stability; however, final underwriting should incorporate local law enforcement reports, insurer guidance, and neighboring community trends rather than relying on block-level assumptions.
Nearby employment anchors include Dish Network, Constellation Brands, Thermo Fisher Scientific, Wesco Distribution, and Xerox. Their presence within a commutable radius supports renter demand and lease retention for workforce and professional households.
- Dish Network — telecommunications services (8.0 miles)
- Constellation Brands — beverage & consumer products (9.7 miles) — HQ
- Constellation Brands, Inc. — beverage & consumer products (14.4 miles)
- Thermo Fisher Scientific In Fairport Ny — life sciences offices (14.5 miles)
- Wesco Distribution — industrial distribution (16.5 miles)
- Xerox Corporation — technology & business services (21.4 miles)
1000 Pine Trl offers a 71-unit, 1990-vintage profile in an inner-suburban neighborhood that ranks in the top quartile among 359 Rochester neighborhoods. Occupancy in the surrounding area trends high, and top-rated schools help support durable demand from family renters. According to CRE market data from WDSuite, the neighborhood’s rent levels and rent-to-income relationship indicate manageable affordability pressure, a positive backdrop for renewal rates and steady pricing.
Households within a 3-mile radius have expanded and are projected to keep increasing even as average household size moderates, implying a broader tenant base over time. The asset’s newer-than-neighborhood vintage positions it competitively against older stock, while prudent capital planning for aging systems can create value-add pathways and maintain leasing velocity. Key risks include modest nearby retail density and potential competition from ownership options, which calls for disciplined amenity and renewal strategies.
- High neighborhood occupancy and top-tier schools support retention and income stability
- 1990 vintage offers competitive positioning versus older area stock with value-add potential
- 3-mile household growth expands the renter pool, aiding absorption and lease-up
- Manageable rent-to-income dynamics support steady renewal strategies
- Risks: car-oriented amenity pattern and homeownership competition require focused operations