| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 76th | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 622 Preservation Trl, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 2011 |
| Units | 40 |
| Transaction Date | 2021-04-16 |
| Transaction Price | $15,500,000 |
| Buyer | PRESERVE/WOOD CREEK APT LLC |
| Seller | PRESERVE AT WOOD CREEK APARTMENTS 1 LLC |
622 Preservation Trl, Webster NY — 2011 Multifamily
Positioned in an A‑rated inner suburb with occupancy in the neighborhood trending in the top quartile nationally, this property benefits from steady renter demand and newer construction relative to local stock, according to WDSuite’s commercial real estate analysis.
The property sits in the Rochester, NY metro’s Inner Suburb fabric and is rated A at the neighborhood level. At rank 20 out of 359 metro neighborhoods, it is competitive among Rochester neighborhoods, with local fundamentals that typically support stable leasing and retention based on CRE market data from WDSuite.
Neighborhood occupancy is strong and in the top quartile nationally (ranked 115 of 359 within the metro), reinforcing near‑term stability for rent rolls. The share of housing units that are renter‑occupied is also in an upper national tier, indicating a deep tenant base and durable demand for multifamily units.
Within a 3‑mile radius, population and household counts have expanded, with households growing faster than population and average household size edging lower. For investors, that points to a larger renter pool and more single‑ and two‑person households entering the market, which typically supports occupancy and absorption for smaller‑format units. Income levels in the 3‑mile area are solid and rising, while neighborhood median contract rents sit around upper‑mid levels for the region, balancing pricing power with retention considerations.
Home values in the neighborhood sit near national midranges and below many coastal markets, which can introduce some competition from ownership. Still, rent‑to‑income levels remain manageable by national standards, suggesting room for disciplined rent management without outsized retention risk. Amenities are comparatively robust versus many Rochester peers (restaurants, parks, and pharmacies score above the metro median), though café and childcare density is limited. The 2011 vintage offers a competitive edge versus the area’s older average construction year (1950), while investors should still plan for normal mid‑life systems and common‑area refresh cycles over the hold.
Safety indicators are favorable versus many Rochester, NY neighborhoods, with the area’s overall crime rank positioned near the safer end of the spectrum (ranked 45 out of 359), and national comparisons indicating above‑average safety. Property crime metrics benchmark in a high national safety percentile, while violent‑incident measures sit in a stronger‑than‑average national tier.
Year‑over‑year trends are mixed: property‑related incidents show improvement, but violent‑incident readings have been volatile. For underwriting, investors may want to monitor trendlines and corroborate with recent local reports, while recognizing the area’s comparative standing remains above metro averages.
Nearby corporate employers help anchor the renter base and shorten commutes for residents, led by Xerox, Constellation Brands (including its headquarters), Wesco Distribution, and Thermo Fisher Scientific. This mix supports leasing durability for workforce and professional tenants.
- Xerox Corporation — corporate offices (4.4 miles)
- Constellation Brands, Inc. — corporate offices (6.9 miles)
- Wesco Distribution — distribution services (8.6 miles)
- Thermo Fisher Scientific — life sciences offices (9.7 miles)
- Constellation Brands — corporate offices (11.6 miles) — HQ
This 40‑unit, 2011‑built asset offers newer construction relative to a neighborhood where the average vintage skews mid‑century, positioning it competitively on maintenance cycles and curb appeal while leaving room for targeted upgrades over time. Neighborhood occupancy trends are strong and rank competitively within the Rochester metro, with national standing in the top quartile — a backdrop that supports stable cash flow. Within a 3‑mile radius, household growth outpacing population growth suggests more, smaller households entering the market, expanding the renter pool and helping sustain absorption and lease retention.
Home values in the area track around national midranges and rent‑to‑income levels are moderate, balancing pricing power with retention. According to CRE market data from WDSuite, amenity access compares well within the metro (restaurants, parks, pharmacies), and a diversified nearby employer base adds support for demand and renewal velocity. Key watch items include mixed safety trend signals and potential competition from attainable ownership, arguing for disciplined rent management and ongoing curb‑appeal and systems upkeep as the building moves through its second decade.
- 2011 construction competes well against older local stock; plan for mid‑life system upkeep and selective value‑add.
- Neighborhood occupancy trends sit in the top quartile nationally, supporting cash‑flow stability.
- 3‑mile area shows household growth and a deep renter base, aiding absorption and retention.
- Amenity access and proximity to major employers bolster leasing fundamentals and renewal velocity.
- Risks: mixed safety trendlines and competition from accessible ownership require disciplined rent and asset management.