| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 62nd | Good |
| Amenities | 7th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20 Kingsford Ln, Spencerport, NY, 14559, US |
| Region / Metro | Spencerport |
| Year of Construction | 2010 |
| Units | 94 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20 Kingsford Ln, Spencerport NY Multifamily Investment
Neighborhood fundamentals point to durable renter demand and strong occupancy, with this submarket ranking at the top of Rochester’s 359 neighborhoods for occupancy, according to WDSuite’s CRE market data.
Spencerport’s rural neighborhood setting provides a quieter living environment with limited retail and leisure density nearby. Amenity access trails the metro (amenity rank 253 out of 359), and cafes, restaurants, parks, and pharmacies are sparse, which can concentrate demand around well-managed properties that offer on-site conveniences. Grocery access is moderate within the metro context (rank 160 of 359).
For investors, renter demand is supported by very high neighborhood occupancy that sits at the top of Rochester’s ranking (1 of 359) and in the top tier nationally. Median contract rents track near the middle of national distributions, and the neighborhood’s rent-to-income ratio indicates manageable affordability, which can aid lease retention and pricing consistency.
The property’s 2010 vintage is newer than the neighborhood’s average 1990 stock, offering relative competitiveness versus older assets while still warranting routine capital planning for building systems over the next hold period.
Within a 3-mile radius, household counts increased in recent years and are projected to rise further, even as total population edges down and average household size declines. This pattern often expands the renter pool by adding more, smaller households, which can support occupancy stability for well-positioned multifamily communities. Neighborhood incomes sit above the national median (64th percentile), and the area’s educational attainment is also above average nationally, aligning with a stable tenant base.
School ratings in the broader neighborhood average below national medians, which may temper appeal for some family renters; however, the combination of high occupancy and accessible rents suggests steady demand from workforce households within the Rochester, NY metro.
Based on CRE market data from WDSuite, the neighborhood compares favorably to many areas nationwide on reported crime, with overall conditions landing above the national median. Property-related incidents have eased meaningfully year over year (improvement in the 92nd percentile nationally), while violent incidents show a recent uptick from prior lows, warranting ongoing monitoring.
Within the Rochester, NY metro context, local rankings indicate mixed positioning; investors should evaluate current trends and property-level measures rather than block-level assumptions. As always, pair neighborhood data with on-site security practices and recent police reports for a complete view.
Nearby corporate offices provide a diversified employment base that supports leasing and retention, with commute-friendly access to Wesco Distribution, Constellation Brands, Dish Network, Xerox, and Thermo Fisher Scientific.
- Wesco Distribution — distribution (5.3 miles)
- Constellation Brands, Inc. — beverage/alcohol offices (7.97 miles)
- Dish Network — telecommunications (10.33 miles)
- Xerox Corporation — technology & document solutions (18.18 miles)
- Constellation Brands — beverage/alcohol offices (18.35 miles) — HQ
20 Kingsford Ln is a 94-unit asset with larger-than-typical average unit sizes for the Rochester area, positioned in a neighborhood that ranks first for occupancy among 359 metro neighborhoods. The 2010 construction is newer than the surrounding 1990 average, offering competitive positioning versus older stock while still calling for thoughtful capital planning over the hold. According to CRE market data from WDSuite, rents and rent-to-income sit in a range that supports retention and steady lease-up without overextending residents.
Within a 3-mile radius, households have increased and are projected to grow further even as population trends flat-to-down and household sizes decline—an investor-relevant setup that can expand the renter base. Ownership costs are relatively accessible in this part of Monroe County, which can create some competition with for-sale options; however, high neighborhood occupancy, workforce incomes above national medians, and proximity to multiple employers support ongoing renter demand.
- Top-of-metro neighborhood occupancy supports leasing stability and renewal rates
- 2010 vintage competes well versus older local stock, with manageable near-term capex planning
- 3-mile household growth and smaller household sizes point to a broader renter base
- Workforce income levels and moderate rent-to-income support retention and pricing power
- Risks: limited neighborhood amenities, softer school ratings, and some competition from attainable ownership