| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 52nd | Fair |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10 Crystal Commons Dr, Rochester, NY, 14624, US |
| Region / Metro | Rochester |
| Year of Construction | 1996 |
| Units | 28 |
| Transaction Date | 2002-03-22 |
| Transaction Price | $1,320,000 |
| Buyer | CRYSTAL COMMONS TOWNHOMES LLC |
| Seller | CRYSTAL COMMONS INC |
10 Crystal Commons Dr Rochester NY Multifamily Investment
Neighborhood occupancy trends sit above the metro median and in the top quartile nationally, supporting stable renter demand according to WDSuite s CRE market data. This suburban asset benefits from steady leasing dynamics while leaving room for operational and value-add improvements.
Situated in an A- rated, suburban pocket of the Rochester metro, the property s neighborhood shows above-median occupancy performance locally and lands in the top quartile nationally for occupancy. That backdrop supports leasing stability and reduces downtime risk, especially for well-managed, mid-sized assets.
The 1996 vintage is newer than the neighborhood s average construction year (1979), positioning the asset competitively versus older stock. Investors should still plan for selective system updates and common-area refreshes to sustain positioning against renovated comparables.
Within a 3-mile radius, approximately one-fifth of housing units are renter-occupied, indicating a moderate renter concentration that can support a consistent tenant base. Household counts have edged higher while average household size has trended lower, which typically favors demand for professionally managed apartments and supports occupancy stability over time.
Local living fundamentals are balanced for renters. Median contract rents track mid-tier for the metro and above the national midpoint by percentile, while rent-to-income levels indicate relatively manageable rent burdens—helpful for retention and lease management. Home values in this submarket are lower than many U.S. peers, which can introduce some competition from ownership; however, it also broadens the pool of renters who prioritize convenience, maintenance, and flexibility over buying.
Amenities are serviceable for daily needs, with restaurants, pharmacies, and cafes scoring at or above national midpoints by percentile. School ratings trail regional leaders, which may temper demand from family renters, but the area s suburban setting and commute access continue to anchor workforce-oriented demand.
Safety indicators for the neighborhood compare favorably to national norms overall, with property offenses scoring in a high national percentile (safer than most neighborhoods nationwide) and violent offense measures also above the national midpoint. Recent trends are mixed: property crime has eased year over year, while violent offense rates have moved higher. Investors should underwrite routine security measures and lighting/visibility improvements, while noting that the broader read remains above average nationally.
Within the Rochester metro (359 neighborhoods), the area performs above the metro average on several safety dimensions, aligning with the stable, suburban profile. As always, underwriting should focus on property-level controls and ongoing monitoring of local trendlines.
The immediate area draws from a diverse employment base that supports leasing stability and commuter convenience, including distribution, consumer goods, telecom, and legacy tech. The following nearby employers contribute to a steady workforce renter pool:
- Wesco Distribution distribution (4.3 miles)
- Constellation Brands, Inc. consumer packaged goods (5.9 miles)
- Dish Network telecom services (7.1 miles)
- Constellation Brands consumer packaged goods (15.4 miles) HQ
- Xerox Corporation technology & business services (16.9 miles)
This 28-unit, 1996-built asset offers defensive cash flow characteristics in a suburban Rochester location where neighborhood occupancy ranks above the metro median and in the top quartile nationally. The vintage provides a competitive edge versus older stock while allowing for targeted value-add to refresh interiors and common areas. According to CRE market data from WDSuite, rent burdens trend manageable by percentile, supporting tenant retention even as ownership remains relatively accessible in this submarket.
Investor underwriting can lean on a moderate renter concentration within a 3-mile radius, steady household growth, and a diversified employment base that underpins workforce housing demand. Key watchpoints include softer school ratings and mixed safety trendlines, which argue for ongoing operational focus and thoughtful capital planning rather than aggressive rent pushes.
- Above-median neighborhood occupancy and top-quartile national standing support leasing stability
- 1996 construction offers competitive positioning with clear value-add/modernization levers
- Manageable rent-to-income profile aids retention and steady collections
- Diversified nearby employers bolster workforce renter demand and leasing velocity
- Risks: softer school ratings and mixed safety trends warrant conservative assumptions and active management