| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 62nd | Good |
| Amenities | 7th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4075 Lyell Rd, Rochester, NY, 14606, US |
| Region / Metro | Rochester |
| Year of Construction | 1994 |
| Units | 58 |
| Transaction Date | 1994-11-01 |
| Transaction Price | $140,000 |
| Buyer | INC STEGER HOUSING DEVELOPMEN FUND COMP |
| Seller | ANTHONY PERROTTA LIVING T |
4075 Lyell Rd Rochester Multifamily Investment Opportunity
Neighborhood occupancy is notably stable for this part of Monroe County, according to WDSuite’s CRE market data, supporting consistent leasing and retention potential. With a 58-unit 1994 vintage, the asset can compete for demand in a primarily owner-occupied area while planning for selective modernization.
Located in a low-amenity pocket of Rochester’s west side, the immediate neighborhood skews more suburban-rural with limited retail and park density, so residents typically rely on short drives for daily needs. Despite thin walkable options, local renter demand is supported by steady household incomes and manageable rent-to-income levels at the neighborhood scale, based on CRE market data from WDSuite.
Neighborhood occupancy is exceptionally strong — ranked 1 out of 359 metro neighborhoods — indicating resilient lease-up and renewal dynamics and placing the area in the top quartile nationally. The neighborhood’s renter-occupied share sits below half, signaling an owner-leaning housing base; for investors, that points to a somewhat narrower renter pool but also a more stable, less transient resident profile.
Within a 3-mile radius, households increased over the last five years and are projected to expand further by 2028, with smaller average household sizes over time. That trend broadens the tenant base and can support occupancy stability as more households seek flexible housing options.
Home values in the neighborhood are moderate for the Rochester region, which can mean some competition from ownership alternatives. Still, rent-to-income ratios at the neighborhood level suggest manageable affordability pressure for renters, supporting retention and measured pricing power when operations are well-managed.
The property’s 1994 construction is slightly newer than the neighborhood’s average vintage (around 1990). That positioning helps competitiveness versus older stock, while investors should still plan for systems upgrades or targeted renovations to meet current renter expectations.
Safety signals are mixed but generally compare favorably at a national level. WDSuite’s data indicates property offenses are positioned above national safety averages and have improved materially year over year, while the violent-offense trend showed a recent uptick that warrants monitoring. In practice, investors should underwrite with attention to lighting, access control, and resident engagement to sustain performance as conditions evolve across Rochester neighborhoods.
The area draws from a diversified employment base within a short-to-moderate drive, which supports workforce housing demand and resident retention. Key nearby employers include Wesco Distribution, Constellation Brands, Dish Network, Xerox, and Thermo Fisher Scientific.
- Wesco Distribution — distribution services (4.1 miles)
- Constellation Brands, Inc. — beverage/alcohol offices (6.4 miles)
- Dish Network — telecommunications (8.6 miles)
- Constellation Brands — beverage/alcohol (16.5 miles) — HQ
- Xerox Corporation — technology & imaging (17.0 miles)
4075 Lyell Rd offers investors a 58-unit, 1994-vintage asset positioned in a neighborhood with exceptionally strong occupancy performance relative to the Rochester metro. Based on CRE market data from WDSuite, the surrounding area shows manageable rent-to-income dynamics and stable household fundamentals, which support leasing durability. The property’s slightly newer vintage versus local norms provides competitive positioning, while selective modernization can unlock value-add upside.
Within a 3-mile radius, households have grown and are projected to expand further through 2028, with smaller household sizes indicating a larger renter pool over time. Ownership remains relatively accessible in this submarket, so rent strategies should be balanced alongside potential competition from entry-level ownership and limited nearby amenities.
- Neighborhood occupancy ranks 1 of 359 metro neighborhoods, supporting stable leasing and renewal potential.
- 1994 vintage offers competitive positioning versus older stock, with targeted upgrades to modernize systems and finishes.
- 3-mile household growth and smaller household sizes expand the tenant base and support occupancy stability.
- Manageable rent-to-income dynamics bolster retention and measured pricing power under disciplined operations.
- Risks: owner-leaning tenure and amenity-light location can temper demand capture; monitor mixed safety trends and underwrite accordingly.