| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 77th | Best |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Kidd Castle Way, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 2001 |
| Units | 79 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 Kidd Castle Way Webster Multifamily Investment
Stabilized suburban fundamentals and steady renter demand in an inner-suburban pocket of the Rochester metro suggest resilient occupancy and cash flow, according to WDSuite s CRE market data. The location s amenity access and income profile support durable leasing while leaving room for targeted value-add execution.
This Inner Suburb neighborhood of Webster ranks among the top quartile within the Rochester metro (5 of 359) with an A+ rating, reflecting balanced livability and investor-friendly dynamics. Restaurant and cafe density sits in the upper national percentiles (84th and 87th), with strong childcare access (90th), indicating daily convenience that supports retention and lease-up. Park access trends above national norms as well, while pharmacy access is limited locally a planning consideration for residents who rely on nearby services (all metrics reflect neighborhood conditions, not the property).
Neighborhood occupancy is strong at 96.8% (82nd percentile nationally), signaling stable leasing conditions and reduced downtime risk, based on CRE market data from WDSuite. The share of housing units that are renter-occupied is 39.1%, indicating a meaningful renter base without overconcentration a positive for demand depth and competitive positioning versus purely renter-heavy submarkets.
At the 3-mile radius, households have grown while average household size edged lower, pointing to more, smaller households entering the market and supporting multifamily demand. Median household income in the radius has risen materially over the last five years, and rent levels remain manageable relative to incomes in the immediate neighborhood (rent-to-income around 0.18), which helps sustain occupancy while allowing disciplined rent management.
Home values in the neighborhood are moderate relative to income (value-to-income near 2.14). For investors, this implies ownership is relatively accessible for some households potential competition with entry-level ownership that may require thoughtful pricing and amenity positioning to maintain retention. Even so, inner-suburban convenience and amenity access provide ongoing support for renter households seeking flexibility.
Neighborhood safety benchmarks trend better than national averages, with overall crime conditions around the 57th percentile nationally a modest advantage for leasing. Violent offense indicators are notably favorable (approximately 87th percentile nationwide), placing the area in the top quartile for safety on this measure, according to WDSuite s CRE market data. Property offense measures are also better than typical (around the 71st percentile nationally), though the latest year showed an uptick, suggesting investors should continue routine monitoring and standard security practices. These figures reflect neighborhood-level trends rather than the specific property.
Proximity to established corporate employers underpins renter demand and commute convenience for workforce households, including Xerox, Constellation Brands, Wesco Distribution, Thermo Fisher Scientific, and Dish Network.
- Xerox Corporation corporate offices (5.5 miles)
- Constellation Brands, Inc. corporate offices (5.7 miles)
- Wesco Distribution distribution & corporate offices (7.6 miles)
- Thermo Fisher Scientific In Fairport Ny life sciences offices (9.5 miles)
- Constellation Brands corporate offices (10.9 miles) HQ
Built in 2001, the 79-unit asset is newer than the neighborhood s average vintage (early 1980s), offering relative competitiveness versus older stock while leaving room for targeted modernization of interiors and systems over time. Neighborhood occupancy is elevated and renter demand is supported by strong amenity access and a sizable, though not saturated, renter-occupied share of housing units factors that can support stable leasing and controlled turnover, based on CRE market data from WDSuite.
Within a 3-mile radius, rising household counts and higher incomes point to a larger tenant base and improved rent coverage, while manageable rent-to-income levels in the neighborhood support retention and pricing discipline. Moderate home values relative to income suggest some competition with ownership; positioning on convenience, finishes, and service should help preserve occupancy. Investors should also watch neighborhood property-offense trends and a forecasted dip in population alongside growth in households, which implies smaller household sizes rather than reduced housing demand.
- Newer 2001 vintage versus local average supports competitive positioning with selective value-add upside
- Elevated neighborhood occupancy and solid renter base underpin leasing stability and retention
- 3-mile radius shows household growth and income gains, expanding the tenant pool and rent coverage
- Moderate ownership costs nearby require thoughtful pricing/amenities to reduce move-out to purchase
- Risks: monitor property-offense fluctuations, limited local pharmacy access, and population softness even as households rise