| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Good |
| Demographics | 57th | Good |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 Westfall Rd, Rochester, NY, 14620, US |
| Region / Metro | Rochester |
| Year of Construction | 2008 |
| Units | 41 |
| Transaction Date | 1999-07-15 |
| Transaction Price | $90,000 |
| Buyer | YORUK PROPERTIES II LLC |
| Seller | WHITE DAVID A |
420 Westfall Rd Rochester Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and steady occupancy, according to WDSuite’s CRE market data. Newer construction relative to nearby stock positions the asset to compete on quality while maintaining operational discipline.
Situated in Rochester’s Inner Suburb, the property benefits from a neighborhood rated A and is competitive among Rochester, NY neighborhoods (rank 49 out of 359). Restaurants are accessible at a level that trends above metro medians, while daily needs are supported by grocery and pharmacy density that tracks in higher national percentiles.
The area skews renter-heavy (renter-occupied share measured at the neighborhood level), which supports depth of the tenant base for a 41-unit community. Neighborhood occupancy is stable, offering a base for leasing consistency, though operators should continue to manage renewals and pricing with attention to local affordability signals.
Amenities are mixed: strong proximity to restaurants and pharmacies contrasts with fewer nearby cafes and parks. For investors, this suggests resident convenience for essentials, with potential to enhance on-site or partnership amenities to bolster retention.
Within a 3-mile radius, demographics indicate modest population growth with a larger increase in households and a smaller average household size over recent years, pointing to more one- and two-person households entering the renter pool. Forward-looking projections also show additional household gains and income growth, which can support occupancy stability and measured rent growth over time.
Asset positioning: Built in 2008, the property is newer than the neighborhood’s mid-1950s average vintage. This typically improves competitive standing versus older stock; however, mid-life building systems may require targeted capital planning and selective modernization to sustain leasing momentum.
Affordability and pricing: The surrounding ownership market remains relatively accessible compared with coastal metros, and neighborhood rent-to-income metrics track on the more affordable side nationally. That backdrop supports lease retention, though it can temper outsized pricing power, favoring steady over aggressive rent strategies.
Safety indicators for the neighborhood are mixed relative to broader benchmarks. Compared with neighborhoods nationwide, the area scores below average on safety (lower national percentile), and within the Rochester metro it does not rank among the strongest on crime (rank 98 out of 359). Investors should incorporate prudent security practices and resident communication into operations.
Recent year-over-year estimates indicate increases in both property and violent offense rates at the neighborhood level. While conditions can vary by block and over time, monitoring these trends, coordinating with local resources, and prioritizing lighting, access controls, and incident response protocols can help support resident experience and retention.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, notably in beverages, telecom, distribution, and life sciences. The following employers illustrate the immediate draw for workforce housing and retention.
- Constellation Brands, Inc. — beverages (2.7 miles)
- Dish Network — telecom (4.6 miles)
- Wesco Distribution — distribution (5.2 miles)
- Constellation Brands — beverages (9.4 miles) — HQ
- Thermo Fisher Scientific In Fairport Ny — life sciences (11.4 miles)
420 Westfall Rd offers investors a 2008-vintage asset in an Inner Suburb location where the neighborhood is competitive among Rochester submarkets and exhibits a renter-leaning housing base. Based on commercial real estate analysis from WDSuite, neighborhood occupancy is steady and the local ownership market remains comparatively accessible, supporting lease retention while encouraging disciplined revenue management.
Within a 3-mile radius, recent history shows modest population growth, a faster rise in household counts, and shrinking average household size—conditions that typically expand the renter pool for smaller-format units. The newer vintage relative to the area’s 1950s average supports competitive positioning versus older multifamily stock, though mid-life systems invite targeted capex to maintain operational reliability. Crime trends warrant routine monitoring and mitigation, but the employment base and amenity access underpin durable demand.
- 2008 construction competes well against older neighborhood stock; plan for mid-life system updates.
- Renter-leaning neighborhood and steady occupancy support leasing stability and renewals.
- 3-mile radius shows household growth and income gains, expanding the local renter base.
- Ownership costs are relatively accessible, favoring retention but moderating outsized pricing power.
- Risk: neighborhood safety metrics trail national averages; incorporate security and monitoring into operations.