| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 86th | Best |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1111 Lac De Ville Blvd, Rochester, NY, 14618, US |
| Region / Metro | Rochester |
| Year of Construction | 1990 |
| Units | 84 |
| Transaction Date | 1998-05-29 |
| Transaction Price | $3,900,000 |
| Buyer | THE CLUB AT LAC DE VILLE |
| Seller | PORVIDFENT MUTAL LIFE INS |
1111 Lac De Ville Blvd Rochester Multifamily Investment
Neighborhood occupancy trends and a sizable renter base indicate steady leasing fundamentals nearby, according to WDSuite’s CRE market data, supporting long-term income stability for an 84-unit asset.
This Inner Suburb location ranks competitive among Rochester’s 359 neighborhoods, with an overall A+ neighborhood rating and a position in the top quartile locally. For investors, that typically translates into durable renter demand and fewer leasing surprises relative to weaker submarkets.
Local amenities are mixed: restaurants are comparatively accessible for the metro (around the upper-third locally), while grocery options track above the metro median. Cafes and pharmacies are thinner, suggesting residents may rely on nearby corridors for some errands. Average school ratings in the neighborhood are strong at roughly 4.5 out of 5 and sit in the top quartile nationally, which can support resident retention for households prioritizing education.
Multifamily dynamics are constructive. Neighborhood occupancy is competitive by national standards, and the share of renter-occupied housing units within a 3-mile radius is substantial, offering depth to the tenant pool and supporting absorption for smaller formats. Median contract rents in the neighborhood have moderated over five years, which can aid renewal retention and reduce turnover risk, while still leaving room for thoughtful value-add repositioning.
The asset’s 1990 vintage is newer than the neighborhood’s average construction year of 1967, pointing to relative competitiveness versus older stock. Investors should still underwrite ongoing system modernization and common-area updates to align with current renter expectations, but the vintage positioning is a tailwind for leasing versus mid-century alternatives.
Safety indicators for the neighborhood generally sit around the national middle, according to WDSuite’s CRE market data. Property-related offense measures are roughly mid-pack nationally, and violent offense levels track slightly better than the national middle.
Recent-year trends show a notable uptick in violent incidents. Investors should monitor trajectory and rely on current, localized reporting when forming assumptions, recognizing that safety conditions can vary by block and over time relative to the broader Rochester, NY metro.
- Constellation Brands, Inc. — beverage & consumer products (2.45 miles)
- Wesco Distribution — electrical distribution (5.38 miles)
- Dish Network — telecommunications (5.51 miles)
- Constellation Brands — beverage & consumer products (8.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (10.55 miles)
- Xerox Corporation — technology & services (11.5 miles)
1111 Lac De Ville Blvd offers 84 units with smaller average floor plans, aligning with demand from singles and downsizers in an Inner Suburb setting. Neighborhood occupancy is competitive nationally and the 3-mile radius shows a sizable renter-occupied concentration, supporting absorption and renewal stability. Based on CRE market data from WDSuite, median contract rents nearby have cooled over the last five years, which can aid retention while leaving scope for targeted upgrades to drive effective rent.
The 1990 construction is newer than the neighborhood’s 1967 average, helping the asset compete against older stock; investors should still plan for selective modernization to sustain pricing power. Strong neighborhood school ratings and proximity to established employers add to leasing durability, while relatively accessible for-sale housing locally suggests underwriting should balance rent growth expectations with competitive positioning.
- Competitive neighborhood fundamentals with top-quartile local standing support steady leasing
- Newer 1990 vintage versus area average offers relative competitive edge with manageable modernization
- Deep renter pool within 3 miles and strong schools bolster retention and occupancy stability
- Nearby corporate employers provide a durable commuter tenant base
- Risks: recent safety uptick and accessible homeownership require disciplined rent growth and amenity positioning