| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 67th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 66 Reynolds Rd, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 1988 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
66 Reynolds Rd, Webster NY Multifamily Investment
Neighborhood-level occupancy near 93% and top-quartile local amenities indicate durable renter demand for this 56-unit asset, according to WDSuite’s CRE market data.
Located in Webster within the Rochester, NY metro, the neighborhood scores an A+ and ranks 7th among 359 metro neighborhoods, placing it firmly in the top quartile regionally. Amenity access is a strength: grocery, parks, and pharmacies rank in the top quartile locally and land in high national percentiles, supporting daily convenience and leasing stability. Restaurants are comparatively dense for the metro. Cafes are lighter, but overall amenity mix remains competitive among Rochester neighborhoods.
Neighborhood occupancy is 92.9% (neighborhood-level metric), signaling solid baseline stability. The share of housing units that are renter-occupied is among the highest in the metro (near the top of 359 neighborhoods), which points to a deep local tenant base. Within a 3-mile radius, the renter share is closer to roughly one-third of households, giving owners access to both renter and owner households while concentrating marketing on multifamily demand.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue expanding, implying a larger tenant base and supportive absorption. Median household incomes in the 3-mile view are rising, while average household size trends slightly smaller, which can add demand for professionally managed apartments and support occupancy stability over time.
Median home values in the neighborhood context sit around the mid-$200,000s, and the value-to-income ratio ranks near the top decile locally, indicating a relatively high-cost ownership market. For investors, that typically sustains reliance on rental housing and can bolster pricing power, while lease management should account for rent-to-income pressure that is elevated versus many U.S. neighborhoods.
Neighborhood-level safety statistics are not available in WDSuite for this specific area. Investors commonly benchmark municipal crime reports, police blotter trends, and property-level incident logs against Rochester metro averages to gauge risk, with emphasis on multi-year direction rather than single-year snapshots.
As with any underwriting, consider adding sensitivity around security line items, lighting and access controls, and resident engagement programs, and compare trends to peer neighborhoods in the Rochester market.
Proximity to established employers supports commute convenience and broad renter demand. Key nearby employment nodes include Xerox, Thermo Fisher Scientific, Constellation Brands, Wesco Distribution, and Constellation Brands’ headquarters.
- Xerox Corporation — corporate offices (1.4 miles)
- Thermo Fisher Scientific In Fairport Ny — corporate offices (9.0 miles)
- Constellation Brands, Inc. — corporate offices (9.8 miles)
- Wesco Distribution — corporate offices (11.6 miles)
- Constellation Brands — corporate offices (12.1 miles) — HQ
Built in 1988, this 56-unit property offers a competitive vintage relative to an area where much of the housing stock skews older, positioning the asset for targeted value-add and modernization that can enhance rents and retention without competing head-to-head with new construction. Neighborhood-level occupancy around 93% and a renter-occupied housing share near the top of the metro indicate depth in the tenant base. Meanwhile, 3-mile demographic trends show population and households expanding now and in forward projections, supporting renter pool expansion and lease-up resilience.
Homeownership remains comparatively costly in the neighborhood context, reinforcing reliance on multifamily housing. At the same time, rent-to-income pressure trends higher than many U.S. neighborhoods, suggesting careful lease management and amenity-driven differentiation. According to CRE market data from WDSuite, the submarket’s amenity access and neighborhood ranking are competitive for Rochester, supporting long-run occupancy and cash flow stability.
- 1988 vintage creates value-add and modernization potential versus older local stock
- Neighborhood occupancy near 93% with high renter concentration supports demand depth
- 3-mile population and household growth point to a larger tenant base over time
- Strong amenity access and top-quartile neighborhood ranking within Rochester
- Risk: elevated rent-to-income pressure requires disciplined pricing and retention strategies