| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 27th | Poor |
| Demographics | 9th | Poor |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 435 Dewey Ave, Rochester, NY, 14613, US |
| Region / Metro | Rochester |
| Year of Construction | 2000 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
435 Dewey Ave Rochester 96-Unit Multifamily Opportunity
Neighborhood occupancy has trended upward and renter concentration is high, supporting a stable tenant base, according to WDSuite’s CRE market data. Parks and grocery access are strong for an inner-suburb location, while pricing remains approachable relative to the metro.
The property sits in Rochester’s inner-suburb fabric with a renter-occupied share that is high for the metro, indicating depth in the tenant pool and potential leasing resiliency. Neighborhood occupancy is below the metro median but has improved in recent years, suggesting gradual stabilization rather than near-term tightness. These metrics reflect neighborhood conditions, not the property’s specific performance.
Amenity access is mixed. Parks and open space are a relative strength, ranking in the top quartile nationally, and grocery options are competitive among Rochester neighborhoods (ranked 31 out of 359). Restaurant density is above national norms for similar areas, but cafes and pharmacies are sparse, which may modestly affect convenience for some residents.
The average neighborhood building vintage skews early 20th century, while this asset was built in 2000. That gap can position the property more competitively versus older stock in terms of systems and layouts; however, investors should still plan for mid-life updates typical of a 2000 vintage.
Within a 3-mile radius, population and household counts have grown and are projected to rise further, pointing to a larger tenant base over the next five years. Median incomes have also advanced, and rent levels remain comparatively accessible, which can support leasing velocity. At the same time, low neighborhood home values relative to income mean some renters may evaluate ownership, creating competitive pressure that operators should manage through retention and service quality. These demand signals and projections are based on commercial real estate analysis from WDSuite.
Safety conditions are mixed compared with broader Rochester. The neighborhood’s crime rank sits at 75 out of 359 metro neighborhoods, indicating higher crime than many Rochester sub-areas. Nationally, it falls below the median for safety (36th percentile). That said, recent trend data shows improvement, with violent offenses down 17.6% year over year and property offenses down 7.4%, signaling a modest directional tailwind rather than a resolved risk.
Investors should underwrite with these comparative dynamics in mind, focusing on proven security measures and community management to support tenant retention and operational stability.
Nearby corporate offices provide a diverse employment base that can support workforce housing demand and commute convenience, including Wesco Distribution, Constellation Brands, Dish Network, Xerox, and Constellation Brands’ regional headquarters.
- Wesco Distribution — corporate offices (1.2 miles)
- Constellation Brands, Inc. — corporate offices (1.9 miles)
- Dish Network — corporate offices (8.1 miles)
- Xerox Corporation — corporate offices (12.1 miles)
- Constellation Brands — corporate offices (13.1 miles) — HQ
435 Dewey Ave offers 96 units built in 2000, positioning it newer than much of the surrounding housing stock. That relative vintage can help the asset compete on functionality versus older properties, while mid-life systems may still warrant targeted capital planning. According to CRE market data from WDSuite, the neighborhood shows improving occupancy alongside a high renter concentration, suggesting durable leasing fundamentals even if current occupancy trails stronger Rochester sub-areas.
Within a 3-mile radius, recent population and household growth, with further increases projected, point to a larger tenant base and support for occupancy stability. Rents remain comparatively accessible in this part of Rochester, which can aid lease-up and retention, though a high neighborhood rent-to-income ratio flags affordability pressure to manage. Low neighborhood home values may also introduce competition from ownership, making asset quality, tenant service, and expense discipline important levers for performance.
- 2000 vintage offers competitive positioning versus older neighborhood stock, with planful mid-life CapEx
- High renter concentration supports depth of demand and leasing resilience
- 3-mile population and household growth expand the tenant base and support occupancy stability
- Accessible rent levels can aid leasing and retention relative to metro alternatives
- Risks: below-median neighborhood safety, affordability pressure, and potential competition from ownership options