| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Fair |
| Demographics | 58th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 675 North Rd, Scottsville, NY, 14546, US |
| Region / Metro | Scottsville |
| Year of Construction | 1989 |
| Units | 36 |
| Transaction Date | 1995-02-21 |
| Transaction Price | $812,500 |
| Buyer | LANDERS PETER |
| Seller | VINCIGUERRA HENRY |
675 North Rd Scottsville NY Multifamily Opportunity
Neighborhood occupancy is steady and near the Rochester metro middle of the pack, supporting predictable cash flow at the submarket level, according to WDSuite s CRE market data. The location s rural setting favors quiet living while tapping regional employment corridors for renter demand.
Neighborhood and Demand Context
Set within a rural pocket of the Rochester, NY metro, the area offers low-intensity surroundings and modest daily conveniences. Amenity depth scores below the metro median, though neighborhood cafe density performs above many U.S. peers (69th percentile nationally), which can aid day-to-day livability.
The neighborhood s occupied housing share is solid and has trended upward over the past five years, with occupancy near the metro middle rather than the top tier. Importantly, the renter-occupied share is about one-quarter of housing units, indicating a smaller but persistent tenant base that can support steady leasing rather than rapid turnover swings.
Demographic statistics are aggregated within a 3-mile radius: households have grown even as overall population stayed roughly flat, and forecasts point to continued household expansion and a slight reduction in average household size. For multifamily investors, that signals a gradually larger tenant base and potential for stable absorption. Income levels are comparatively strong and rising in this radius, which can support rent collections and modest pricing power as lease rolls turn.
Home values in the neighborhood are lower relative to many U.S. areas, while rent-to-income metrics rank in the upper national percentiles. For owners, this combination suggests generally manageable rent burdens that may bolster retention, but it also means some competition from attainable ownership options should be considered in underwriting and renewal strategies.
The average neighborhood building vintage skews older, while this property s 1989 construction positions it newer than much of the local stock. That can be a competitive advantage versus pre-war product, though investors should still plan for selective modernization and system updates to meet current renter expectations.
School ratings for the neighborhood sit below national averages and may be a consideration for family-oriented leasing strategies. Transit access is limited in rural settings, making proximity to key roadways and major job nodes more relevant to demand.
Safety Context
Neighborhood-level crime metrics are not available in this dataset. Investors typically benchmark property performance with broader Rochester metro trends and on-the-ground diligence to understand safety perceptions and their impact on leasing and retention. Where comparative data is accessible, consider tracking multi-year directionality rather than point-in-time readings.
Nearby Employment Drivers
The area draws on a regional employment base spanning telecom, consumer products, industrial distribution, and life sciences, supporting workforce housing demand and reasonable commute times to major job nodes.
- Dish Network telecom (5.6 miles)
- Constellation Brands, Inc. consumer products (11.4 miles)
- Wesco Distribution industrial distribution (11.7 miles)
- Constellation Brands consumer products (15.1 miles) HQ
- Thermo Fisher Scientific In Fairport Ny life sciences (19.0 miles)
Why Invest
Built in 1989, the property is newer than much of the surrounding stock, offering a relative edge against older inventory while leaving room for targeted upgrades to drive rentability and reduce near-term capital surprises. Neighborhood occupancy is close to the Rochester metro midpoint and has improved over the past five years, suggesting stable leasing conditions rather than volatility. According to CRE market data from WDSuite, rent-to-income metrics in the neighborhood sit favorably versus national peers, which can support retention and disciplined rent growth management.
Within a 3-mile radius, household counts have been rising and are projected to continue increasing alongside stronger incomes, pointing to a gradually expanding renter pool. The setting is rural with limited amenities, and homeownership remains relatively attainable, so underwriting should account for potential competition from ownership and the importance of access to employment corridors.
- 1989 construction offers competitive positioning versus older neighborhood stock with selective value-add potential
- Occupancy near the metro middle supports stable leasing and predictable operations
- Rising households and incomes within 3 miles expand the renter base and support absorption
- Favorable rent-to-income dynamics aid retention and measured pricing power
- Risks: rural amenity depth, lower school ratings, and competition from attainable ownership options