| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Fair |
| Demographics | 46th | Fair |
| Amenities | 42nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4260 Culver Rd, Rochester, NY, 14622, US |
| Region / Metro | Rochester |
| Year of Construction | 2008 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4260 Culver Rd Rochester Multifamily Investment
Newer 2008 construction relative to an older inner-suburb housing base positions this 76-unit asset competitively while neighborhood occupancy is solid, according to WDSuite’s CRE market data. The location’s renter demand is supported by nearby parks and dining, with room to differentiate on quality.
This inner-suburb location in Rochester balances daily needs and recreation. Restaurant density ranks competitive among Rochester neighborhoods (21 of 359) and is strong nationally, while park access is similarly strong (21 of 359) and in the top quartile nationwide. By contrast, cafes and pharmacies are sparse locally, which may modestly limit walkable convenience but can be offset with on-site amenities and resident services.
The neighborhood carries a B rating and is above the metro median overall (169 of 359). Typical housing stock in the area skews older (average vintage around 1945), so a 2008 asset should compare favorably to legacy buildings and can compete on systems, finishes, and energy performance; investors should still plan for mid-life capital items typical of this vintage.
Within a 3-mile radius, demographic data show a stable-to-expanding renter pool: households have increased modestly in recent years with further gains projected through 2028, supporting occupancy stability and lease-up resilience. Median contract rents in the 3-mile area have grown over the last five years with additional growth forecast, while the neighborhood’s rent-to-income ratio sits at a level that suggests manageable affordability pressure—favorable for retention and collections. These dynamics are based on CRE market data from WDSuite.
Tenure patterns indicate a smaller share of renter-occupied housing locally, which implies a more owner-leaning area but also reduces direct competition among rental communities; demand is driven by households prioritizing convenience and flexibility. Home values in the area remain more accessible compared with national benchmarks, so operators should emphasize value, maintenance responsiveness, and amenities to maintain pricing power versus entry-level ownership options.
Safety signals are mixed when viewed against metro and national context. The neighborhood’s overall crime rank sits below the metro median (48 of 359, where lower rank indicates higher crime), yet property-related offense rates compare favorably at the national level, landing in the top quartile for safety nationwide. Violent offense levels benchmark better than the national median as well, though the most recent year shows an uptick versus the prior year. Investors should underwrite to consistent security lighting, access controls, and resident engagement, and monitor trends rather than block-level snapshots.
Proximity to established corporate offices supports a steady commuter tenant base and helps retention through convenient access to employment corridors. Key nearby employers include Wesco Distribution, Xerox, Thermo Fisher Scientific, Dish Network, and Constellation Brands.
- Wesco Distribution — distribution (6.5 miles)
- Xerox Corporation — corporate offices (6.9 miles)
- Thermo Fisher Scientific — corporate offices (12.5 miles)
- Dish Network — corporate offices (12.9 miles)
- Constellation Brands — corporate offices (13.6 miles) — HQ
Built in 2008, this 76-unit property stands out against an older neighborhood stock, offering competitive positioning on building systems and resident experience while remaining mindful of mid-life capital planning. Neighborhood occupancy trends are solid and the 3-mile area shows population and household growth, which supports a larger tenant base and underpins demand for smaller-format units given the asset’s average unit size.
Home values remain relatively accessible versus national norms, so leasing strategy should emphasize convenience and professionally managed living to sustain pricing power versus ownership alternatives. According to WDSuite’s commercial real estate analysis, nearby amenities skew toward parks and dining rather than cafes and pharmacies, reinforcing the appeal of on-site conveniences and targeted service offerings.
- 2008 vintage offers competitive positioning versus older local stock, with clear plans for mid-life CapEx
- Solid neighborhood occupancy and projected 3-mile household growth support demand and leasing stability
- Parks and dining access enhance livability; limited cafes/pharmacies can be offset with on-site amenities
- Pricing strategy can leverage accessible ownership context by emphasizing service, maintenance, and convenience
- Risk: mixed safety signals with a recent uptick in severe incidents—plan for security measures and monitoring