| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Good |
| Demographics | 54th | Fair |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4 Atwood Dr, Rochester, NY, 14606, US |
| Region / Metro | Rochester |
| Year of Construction | 2010 |
| Units | 45 |
| Transaction Date | 2009-11-17 |
| Transaction Price | $225,000 |
| Buyer | PROVIDENCE ATWOOD PARK HOUSING DEVELOPME |
| Seller | GAUSON PROPERTIES LLC |
4 Atwood Dr Rochester Multifamily Investment Opportunity
Neighborhood occupancy is around 95% and renter demand is supported by strong daily-needs amenities, according to WDSuite’s CRE market data. For investors, this points to stable leasing conditions relative to the broader Rochester metro.
Rated A and ranked 30 out of 359 Rochester metro neighborhoods, this inner-suburb location sits in the top quartile locally, signaling competitive fundamentals for multifamily. Dining and convenience retail are strengths: restaurant and cafe density track in the top quartile nationally, with groceries and pharmacies also above national averages, supporting day-to-day livability and retention.
The neighborhood s occupancy rate stands near 95% (about the 71st percentile nationally), and renter-occupied units account for roughly 40.6% of housing stock. For investors, that level of renter concentration suggests a meaningful tenant base and supports ongoing leasing velocity, while still leaving room to attract households shifting from ownership.
Within a 3-mile radius, recent trends show a slight population dip alongside a 5%+ increase in households and smaller average household size. Looking ahead to 2028, forecasts indicate growth in total population and a notable rise in households, pointing to a larger tenant base and potential renter pool expansion. Median contract rent in this 3-mile area is projected to rise from roughly the low $1,000s, reinforcing the case for steady income growth management rather than aggressive repositioning.
Ownership remains relatively accessible in this part of the metro (home values skew lower on a national basis), which can introduce some competition with entry-level ownership. However, a rent-to-income ratio near 0.15 and solid amenity access help support lease retention. The property s 2010 vintage is newer than the neighborhood s average 1970s stock, indicating a competitive position versus older comparables, though investors should plan for mid-life system updates over the hold period.
Parks are limited in the immediate area, which modestly reduces recreational open space access compared with other neighborhoods. Offsetting that, proximity to daily services and dining clusters can help sustain occupancy and day-to-day resident convenience.
Comparable safety metrics for this neighborhood were not available in the provided dataset. Investors typically benchmark neighborhood conditions against metro and national trends and review multiple sources over time to understand trajectory and relative positioning.
Given the lack of rank and percentile detail here, consider supplementing with additional sources and time-series views to contextualize site-level risk and how it compares with other Rochester neighborhoods.
Nearby corporate offices support a diversified employment base that underpins renter demand and commute convenience, including distribution, beverage, telecom, and technology employers listed below.
- Wesco Distribution corporate offices (3.3 miles)
- Constellation Brands, Inc. corporate offices (5.7 miles)
- Dish Network corporate offices (8.6 miles)
- Constellation Brands corporate offices (16.1 miles) HQ
- Xerox Corporation corporate offices (16.3 miles)
Built in 2010 with 45 units (average unit size around 660 sq. ft.), 4 Atwood Dr positions as a newer asset relative to much of the surrounding 1970s-era stock. Neighborhood occupancy hovers near 95%, and strong daily-needs amenities help sustain renter demand. According to commercial real estate analysis from WDSuite, the area ranks in the top quartile among Rochester neighborhoods, while the 3-mile demographics point to rising household counts and a modest increase in renter share over the next five years factors that can support occupancy stability and measured rent growth.
Balance is key: more accessible ownership costs locally can compete with rentals at the margin, and limited park access reduces recreational amenities. Even so, the combination of a meaningful renter base, improving household incomes, and a location rich in restaurants, cafes, groceries, and pharmacies offers durable leasing drivers. Investors should underwrite mid-life capital items consistent with a 2010 vintage while leaning on demand depth rather than aggressive rent premiums.
- Newer 2010 construction versus older neighborhood stock supports competitive positioning
- Neighborhood occupancy near 95% with strong daily-needs amenities aids retention
- 3-mile outlook shows household growth and a rising renter share, supporting demand
- Accessible ownership options may compete with rentals price and amenity strategy matter
- Plan for mid-life system updates consistent with a 2010-vintage asset