| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Good |
| Demographics | 63rd | Good |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 455 Titus Ave, Rochester, NY, 14617, US |
| Region / Metro | Rochester |
| Year of Construction | 1987 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
455 Titus Ave Rochester Multifamily in Stable Inner Suburb
Neighborhood occupancy remains high with steady renter demand, according to WDSuite’s CRE market data, suggesting durable cash flow dynamics relative to the broader Rochester metro. The asset’s 1987 vintage offers competitive positioning versus older nearby stock while leaving room for targeted modernization.
Livability and demand drivers
Situated in an inner-suburb pocket of Rochester with an A- neighborhood rating, the area shows competitive positioning among 359 metro neighborhoods (ranked 92), pointing to balanced fundamentals for multifamily. Neighborhood occupancy trends are strong and sit in the top quartile nationally, supporting lease stability and reducing downtime risk in typical turns.
Daily needs are well-covered by grocery and pharmacy access (both above national averages), and restaurants score favorably versus national peers. Softer amenity depth in parks, cafes, and childcare means the location leans pragmatic rather than lifestyle-driven, which can favor workforce renter retention but may limit premium amenity premiums compared with trendier corridors.
The property’s 1987 construction is newer than the neighborhood’s older housing base (average year 1949), improving competitive appeal versus legacy stock. From an investor standpoint, systems are not new and may benefit from selective upgrades, yet the vintage generally compares well against much older nearby alternatives, supporting leasing relative to comparable Class B assets.
Renter-occupied housing in the neighborhood is roughly one-third of units, indicating a moderate renter concentration and a defined tenant base for 56 units. Within a 3-mile radius, demographics show stable to improving fundamentals for multifamily demand: while recent population movement has been mixed, households have inched higher and projections indicate additional population growth and a larger household base over the next five years, expanding the potential renter pool and supporting occupancy.
Home values locally are lower than national norms, and rent-to-income levels in neighborhood metrics are manageable. For investors, this mix suggests reasonable retention potential and steady leasing, while acknowledging that more accessible ownership options can introduce pricing discipline and competition at renewal.
Context on safety
Neighborhood-level crime statistics were not available in WDSuite for this location, so no direct rank or percentile comparison to the Rochester metro is provided. Investors typically benchmark property-level measures (lighting, access control, visibility) and review broader city trendlines to contextualize risk and inform operating practices.
Given the absence of a neighborhood crime rank among the 359 metro neighborhoods, a prudent approach is to compare publicly available city reports and consult insurer or lender assessments to align security planning with expected tenant profile and operating objectives.
Nearby employment anchors
A diversified employer base within typical commuting range supports workforce housing demand and lease retention, including distribution, beverages, technology, telecommunications, and life sciences offices noted below.
- Wesco Distribution — distribution (3.4 miles)
- Constellation Brands, Inc. — beverages offices (3.7 miles)
- Xerox Corporation — technology/printing (9.8 miles)
- Dish Network — telecommunications (10.8 miles)
- Thermo Fisher Scientific — life sciences (13.7 miles)
Why invest here
Occupancy in the surrounding neighborhood trends high and above many national peers, indicating durable leasing fundamentals for a 56-unit asset. The 1987 vintage is materially newer than much of the local housing stock, providing competitive positioning versus older alternatives while leaving scope for targeted value-add (common areas, energy systems, or interiors) to enhance rents and retention. According to CRE market data from WDSuite, everyday amenities (grocers, pharmacies, restaurants) are strong relative to national benchmarks, which supports resident convenience even if the location is not amenity-saturated.
Within a 3-mile radius, projections point to population growth and a larger household base over the next five years, expanding the renter pool and supporting occupancy stability. At the same time, relatively accessible ownership options in this submarket argue for disciplined pricing and renewal strategies rather than outsized rent premiums.
- Strong neighborhood occupancy supports leasing stability
- 1987 vintage outcompetes older stock; targeted upgrades can drive value
- Everyday amenities (grocery/pharmacy/restaurants) bolster resident convenience
- 3-mile projections indicate renter pool expansion, aiding retention
- Risk: more accessible ownership and limited lifestyle amenities may temper pricing power