| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 8th | Poor |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 355 Clifford Ave, Rochester, NY, 14621, US |
| Region / Metro | Rochester |
| Year of Construction | 1995 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
355 Clifford Ave Rochester Multifamily Investment, 24 Units (1995)
According to WDSuite’s CRE market data, the neighborhood shows rising occupancy but remains below national norms; a high renter concentration and dense daily amenities support demand durability for multifamily operators.
Located in Rochester’s Inner Suburb, the property benefits from everyday convenience indicators that are top quartile nationally for groceries, cafes, parks, and pharmacies. The neighborhood earns a B rating and sits above the metro median among 359 Rochester neighborhoods, suggesting competitive livability within the local context, according to WDSuite’s CRE market data.
Renter-occupied housing accounts for a large share of units in the neighborhood (ranked near the top of the metro and high nationally), which points to a deep tenant base for multifamily leasing. At the same time, neighborhood occupancy has trended higher in recent years but currently sits below national medians; investors should underwrite toward ongoing leasing work while recognizing supportive renter demand in the immediate area. These metrics are measured for the neighborhood, not the property.
The asset’s 1995 vintage is materially newer than the surrounding housing stock, which skews early 1900s. That relative age advantage can support competitive positioning versus older comparables, though investors should still plan for selective system updates and common-area refreshes typical for mid-1990s construction.
Within a 3-mile radius, households have grown and are projected to expand further over the next five years, implying a larger tenant base and steady renter pool expansion. Median contract rents in the area remain comparatively modest, but a rent-to-income profile near one-third indicates some affordability pressure; prudent lease management and value delivery will be important for retention and pricing.
Safety indicators are mixed and warrant active management. The neighborhood’s crime rank is in the lower tier of Rochester’s 359 neighborhoods (rank around the first third of the list, where lower ranks indicate more crime), and national comparison percentiles are below average. This context suggests investors should budget for security-conscious operations and community engagement, while monitoring trend direction over time.
Nearby corporate offices broaden the employment base and support renter demand via short commutes, including Constellation Brands, Wesco Distribution, Dish Network, Xerox, and Constellation Brands’ headquarters.
- Constellation Brands, Inc. — corporate offices (1.4 miles)
- Wesco Distribution — corporate offices (2.4 miles)
- Dish Network — corporate offices (8.4 miles)
- Xerox Corporation — corporate offices (10.9 miles)
- Constellation Brands — corporate offices (12.3 miles) — HQ
This 24-unit, 1995-vintage asset pairs everyday convenience with a deep renter base in an Inner Suburb location. Amenity density is strong by national standards, aiding leasing and resident retention. Neighborhood occupancy has improved but remains below national medians, so operators should expect continued hands-on leasing while benefiting from a high concentration of renter-occupied housing that supports demand stability.
Within a 3-mile radius, households have increased and are projected to grow further, indicating a larger tenant base ahead. Home values nearby are comparatively low, which can introduce some competition with entry-level ownership; however, modest area rents and a sizable renter pool help sustain multifamily absorption. According to CRE market data from WDSuite, this combination points to steady, workforce-oriented demand with value-add potential from targeted 1990s-vintage upgrades.
- Strong daily-amenity access supports retention and leasing velocity
- High neighborhood renter concentration indicates depth of tenant demand
- 1995 vintage offers competitive positioning versus older local stock, with selective upgrade upside
- Demographic tailwinds within 3 miles point to a larger renter base over time
- Risks: below-median neighborhood safety and potential competition from low-cost ownership call for disciplined underwriting and proactive management