| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 76th | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1065 Heritage Park Dr, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 1999 |
| Units | 40 |
| Transaction Date | 1999-06-08 |
| Transaction Price | $80,000 |
| Buyer | HERITAGE PARK LLC II |
| Seller | LANDERS PETER J |
1065 Heritage Park Dr Webster Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by balanced tenure and local incomes, according to WDSuite’s CRE market data. This positioning suggests stable leasing performance for a 40‑unit asset in Webster’s inner‑suburban context.
Webster’s inner‑suburban setting offers steady multifamily fundamentals for investors. Neighborhood occupancy trends are solid and sit in the top quartile nationally, supporting expectations for leasing stability. Renter concentration in the neighborhood indicates a meaningful base of renter‑occupied housing units, which can help sustain demand depth across cycles.
Within a 3‑mile radius, the population has expanded in recent years while households have grown faster, pointing to smaller household sizes and a larger tenant base. Forward‑looking data indicates households are expected to continue increasing, which should support occupancy stability and reinforce demand for rental units. Household incomes in the 3‑mile area have also risen materially, improving the capacity to absorb rent growth without outsized affordability pressure.
Amenity access is balanced: restaurants are competitive among Rochester neighborhoods and above national averages, while groceries, parks, and pharmacies are also comparatively well represented. Cafés and childcare are thinner than typical, so resident convenience hinges more on restaurants and daily‑needs retail than on boutique or family‑care options.
The property’s 1999 vintage is newer than much of the neighborhood’s housing stock. That relative youth can support competitive positioning versus older buildings, though investors should still plan for selective modernization and systems updates over the hold to maintain leasing velocity. Home values in this area are moderate in a metro context, and rent levels relative to local incomes suggest manageable affordability pressure — factors that can aid retention and stabilize pricing. Insights reflect commercial real estate analysis from WDSuite.
Safety indicators compare favorably to national norms on several measures. Neighborhood data sit above the national median for overall safety; property‑related offense rates align with a high national safety percentile, and violent‑offense measures read stronger than typical nationwide. At the same time, recent year‑over‑year trends show some volatility in violent‑offense estimates, so prudent underwriting should monitor trajectory rather than rely on a single snapshot.
Framed at the metro level, the neighborhood stacks up well among Rochester, NY, peers, but it remains best practice to evaluate property‑level lighting, access controls, and site management as part of risk assessment. Overall, the comparative picture supports day‑to‑day livability for residents while acknowledging trend variability.
Employment access is diversified, with nearby corporate offices that support a steady renter pool and commute convenience. Notable employers within practical driving distance include Xerox, Constellation Brands, Wesco Distribution, and Thermo Fisher Scientific.
- Xerox Corporation — technology & corporate offices (4.1 miles)
- Constellation Brands, Inc. — beverage & corporate offices (7.1 miles)
- Wesco Distribution — industrial distribution (8.8 miles)
- Thermo Fisher Scientific In Fairport Ny — life sciences offices (9.5 miles)
- Constellation Brands — beverage & corporate offices (11.5 miles) — HQ
1065 Heritage Park Dr offers 40 units with compact floorplans in a neighborhood where occupancy trends are strong and renter demand is durable. The 1999 vintage positions the asset newer than much of the surrounding stock, which can aid leasing and reduce near‑term obsolescence risk, though investors should plan for targeted updates over the hold. According to CRE market data from WDSuite, rent levels relative to area incomes indicate manageable affordability pressure that can support retention and pricing discipline.
Within a 3‑mile radius, households have expanded and are projected to continue increasing even as average household size trends lower — a setup that increases the renter pool and supports occupancy stability. Amenity access skews toward daily‑needs retail and restaurants, and proximity to multiple corporate employers provides a practical demand base for workforce and professional renters.
- Strong neighborhood occupancy and renter base support stable leasing
- 1999 vintage is competitive versus older local stock, with room for selective modernization
- 3‑mile household growth and employer proximity expand the tenant pipeline
- Risk: compact unit sizes and thinner café/childcare amenities may require careful leasing and marketing strategy