| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Poor |
| Demographics | 53rd | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11 Susan Ln, Rochester, NY, 14616, US |
| Region / Metro | Rochester |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11 Susan Ln, Rochester NY Multifamily Investment
Neighborhood renter demand is supported by a broad 3-mile workforce base and steady commute patterns, according to WDSuite’s CRE market data, suggesting stable leasing potential with attentive operations.
Situated in an Inner Suburb of Rochester, the area around 11 Susan Ln offers a pragmatic value proposition for workforce housing. Local retail and services are relatively sparse within the immediate neighborhood, so residents typically drive for groceries, parks, and daily needs. For investors, this implies a renter base that prioritizes housing value and commute convenience over walkable retail.
The property’s 1972 vintage is newer than the neighborhood’s average construction year (1955). That positioning can be competitive versus older stock, while still warranting capital planning for aging systems and selective renovations to enhance curb appeal and unit finishes.
Neighborhood-level occupancy is reported at 84.6% (measured for the neighborhood, not this property), placing the area below the metro median among 359 Rochester neighborhoods. At the same time, renter-occupied housing accounts for a sizable share of local units, indicating depth in the tenant base that can support consistent leasing for well-managed assets.
Within a 3-mile radius, WDSuite data shows recent population and household growth with further expansion expected over the next five years, pointing to a gradually expanding renter pool. In this context, multifamily property research highlights that lower neighborhood home values relative to many U.S. areas may introduce competition from ownership; however, rent-to-income levels indicate manageable affordability pressure, aiding retention and steady renewal strategies.
Comparable, neighborhood-level crime metrics are not available in WDSuite’s current data release for this location. Investors typically benchmark safety using multiple sources (city and county reports, property-level incident logs, and owner/manager records) and assess trends over time rather than block-level snapshots.
As with other Rochester submarkets, prudent underwriting incorporates lighting, access control, and resident engagement measures, along with insurance and security line items that reflect recent, verifiable trend data for the broader area.
Nearby corporate employers provide a diverse employment base that supports renter demand and commute convenience, including Wesco Distribution, Constellation Brands, Dish Network, Xerox, and Constellation Brands’ headquarters.
- Wesco Distribution — electrical distribution (1.9 miles)
- Constellation Brands, Inc. — corporate offices (4.5 miles)
- Dish Network — telecommunications/services (10.7 miles)
- Xerox Corporation — printing & technology (12.5 miles)
- Constellation Brands — beverage alcohol (15.5 miles) — HQ
Built in 1972 with 20 units, this asset sits slightly newer than much of the surrounding stock, creating practical value-add pathways through systems upgrades and interior modernization. Based on CRE market data from WDSuite, the neighborhood shows below-median occupancy versus the Rochester metro, but a meaningful share of renter-occupied housing and projected 3-mile household growth support a steady tenant base for disciplined operators.
Neighborhood home values are relatively low compared with many U.S. areas, which can increase competition from ownership; however, rent-to-income levels suggest manageable affordability pressure, aiding retention. Limited immediate amenities point to a drive-to-convenience profile, making on-site experience, maintenance responsiveness, and thoughtful renovations key differentiators in this commercial real estate analysis.
- 1972 construction offers value-add potential through targeted systems and interior upgrades
- Renter-occupied share and projected 3-mile household growth support tenant-base depth
- Manageable rent-to-income levels support retention and stable renewal strategies
- Proximity to diverse employers underpins leasing demand for workforce housing
- Risks: below metro-median neighborhood occupancy and limited nearby amenities may require enhanced leasing and asset management