| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 76th | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 662 Royal Sunset Dr, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 2007 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
662 Royal Sunset Dr, Webster NY Multifamily Investment
Neighborhood occupancy has been resilient and renter demand is supported by a sizable renter-occupied base, according to WDSuite’s CRE market data. This points to stable income potential for a well-run 33‑unit asset in Rochester’s inner-suburban Webster location.
Webster sits in the inner suburbs of the Rochester, NY metro and carries an A neighborhood rating. Local occupancy in the neighborhood is strong with levels that are competitive among Rochester neighborhoods and in the top quartile nationally, supporting income stability for multifamily. Renter-occupied housing represents a substantial share of units in the neighborhood, indicating a deep tenant base and consistent leasing velocity for professionally managed properties.
Lifestyle access is balanced: restaurants index well both locally (competitive among 359 metro neighborhoods) and nationally (upper-tier percentile), while parks and pharmacies also rank in the top quartile nationally. Grocery access trends above the national median. Cafe and childcare densities are thinner, which investors should factor into positioning and marketing.
The property’s 2007 construction is notably newer than the neighborhood’s older housing stock (average vintage 1950). That relative youth improves competitive positioning versus legacy assets, though investors should still plan for mid‑life system updates and selective modernization to maintain pricing power.
Within a 3‑mile radius, population and households have grown in recent years, and forward projections show households continuing to rise even as average household size trends lower. This dynamic generally expands the renter pool and supports occupancy stability. Neighborhood home values sit in a mid-range for the metro, and a moderate rent‑to‑income profile suggests manageable affordability pressure—favorable for lease retention and steady renewal strategies within disciplined multifamily property research.
Safety metrics point to a neighborhood that trends modestly better than national norms overall, with national positioning above the median. Property-related offenses benchmark in the top quartile nationally, while violent-offense positioning is better than average but warrants ongoing monitoring. Recent year-over-year movement shows volatility in violent-offense measures, so prudent operators may emphasize lighting, access control, and resident engagement to sustain leasing confidence.
Nearby corporate employment includes Xerox, Constellation Brands, Inc., Thermo Fisher Scientific in Fairport, Wesco Distribution, and Constellation Brands (HQ). Proximity to these employers supports commuter convenience and helps deepen the renter pool for workforce-oriented units.
- Xerox Corporation — corporate offices (3.8 miles)
- Constellation Brands, Inc. — corporate offices (7.4 miles)
- Thermo Fisher Scientific In Fairport Ny — corporate offices (9.2 miles)
- Wesco Distribution — corporate offices (9.2 miles)
- Constellation Brands — corporate offices (11.3 miles) — HQ
662 Royal Sunset Dr offers investors exposure to a Rochester inner-suburban neighborhood with stable occupancy, a meaningful share of renter-occupied housing, and serviceable amenity access. The 2007 vintage provides a competitive edge versus the area’s older stock, while current income dynamics benefit from neighborhood occupancy levels that are competitive locally and strong nationally. According to CRE market data from WDSuite, neighborhood rent burdens trend moderate, reinforcing retention and pricing flexibility for well-maintained assets.
Within a 3‑mile radius, recent growth in both population and households, alongside forecasts for continued household increases and smaller average household sizes, points to ongoing renter pool expansion and support for steady leasing. Balanced ownership costs in the area can introduce some competition with buying, but also help anchor long-term rental demand for quality, professionally operated communities.
- Occupancy strength at the neighborhood level supports cash-flow durability and lease-up predictability.
- 2007 construction is newer than nearby housing stock, aiding competitive positioning with targeted modernization.
- 3‑mile household growth and smaller household sizes indicate renter pool expansion and demand depth.
- Moderate rent-to-income dynamics support retention and measured rent management.
- Risks: thinner cafe/childcare amenities and mixed safety trend signals require thoughtful operations and resident experience.