| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Fair |
| Demographics | 28th | Poor |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2515 Culver Rd, Rochester, NY, 14609, US |
| Region / Metro | Rochester |
| Year of Construction | 1981 |
| Units | 102 |
| Transaction Date | 2025-04-04 |
| Transaction Price | $2,600,000 |
| Buyer | NY24SV OWNER LLC |
| Seller | GREEN SOUTH VILLAGE LLC |
2515 Culver Rd Rochester Multifamily Investment
Investor focus: a sizeable renter-occupied share in the surrounding neighborhood supports multifamily demand and ongoing leasing, according to WDSuite’s CRE market data. Positioning near daily needs offsets thinner lifestyle amenities, favoring stable workforce housing dynamics.
Located in an Inner Suburb of Rochester, the area around 2515 Culver Rd skews toward workforce housing with a meaningful base of renter-occupied units. Neighborhood occupancy runs below the metro median, suggesting some leasing volatility, but the high renter concentration indicates depth in the tenant pool that can help sustain absorption and renewals.
Access to essentials is a relative strength: grocery availability is competitive among Rochester neighborhoods (ranked better than many peers out of 359) and sits in the top quartile nationally, based on CRE market data from WDSuite. By contrast, the immediate neighborhood shows limited density of cafes, restaurants, parks, and pharmacies (all ranking near the bottom locally), so residents are more likely to rely on adjacent corridors for lifestyle amenities.
Within a 3-mile radius, households have grown while average household size edged down, pointing to smaller households and a gradually expanding renter pool. Forward-looking data indicate additional household growth over the next five years, which supports occupancy stability and steady demand for rental units even as the overall population trend is mixed.
Home values in this part of Monroe County are comparatively lower versus national norms, which can introduce some competition from ownership options. Even so, rent-to-income ratios track at manageable levels locally, a positive for lease retention and ongoing pricing power management. The property’s 1981 vintage is newer than much of the neighborhood’s housing stock, which tends to be older; that positioning can be competitive versus pre-war inventory, though investors should plan for targeted modernization of systems and common areas as part of a value-add or capital planning strategy.
Safety signals are mixed and should be evaluated with care. Within the Rochester metro, the neighborhood’s crime ranks place it among higher-crime areas relative to 359 neighborhoods, indicating the need for prudent security and tenant-experience measures. Nationally, however, crime percentiles trend more favorable, with property and violent offense measures comparing closer to the safer side of neighborhoods across the country, according to WDSuite’s dataset.
Recent momentum is also nuanced: estimated property offenses have moved lower year over year, while violent offense estimates increased. For underwriting, assume conservative operating practices, emphasize lighting and access control, and monitor submarket trends rather than block-level readings.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience, led by beverage, distribution, technology, telecom, and life sciences employers noted below.
- Constellation Brands, Inc. — beverage corporate offices (3.5 miles)
- Wesco Distribution — electrical distribution offices (4.9 miles)
- Xerox Corporation — print and document technology offices (8.0 miles)
- Dish Network — telecom/customer operations (10.4 miles)
- Thermo Fisher Scientific In Fairport Ny — life sciences offices (11.4 miles)
- Constellation Brands — beverage corporate offices (11.8 miles) — HQ
The investment case centers on durable renter demand and competitive positioning versus older neighborhood stock. The area shows a sizable renter-occupied share and access to daily-needs retail, while neighborhood occupancy trends below the metro median warrant active leasing and retention strategies. Within a 3-mile radius, households are projected to increase, indicating a larger tenant base and support for occupancy stability. According to CRE market data from WDSuite, these dynamics, together with moderate rent-to-income conditions, point to steady cash-flow potential rather than outsized volatility.
Built in 1981, the asset is newer than much of the surrounding housing, offering a relative quality edge against pre-war inventory. That said, investors should plan for selective renovations and systems updates to enhance competitiveness. Ownership costs in the area are comparatively accessible, which can create some competition from for-sale options, but the neighborhood’s renter concentration and proximity to diversified employers support ongoing leasing.
- High renter concentration supports demand depth and renewal potential
- Daily-needs grocery access offsets thinner lifestyle amenities nearby
- 1981 vintage provides a quality edge versus older neighborhood stock with value-add upside
- Household growth within 3 miles expands the tenant base and supports occupancy stability
- Risks: below-metro occupancy and mixed safety signals call for disciplined leasing and property management