| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 76th | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 700 Royal Sunset Dr, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 2001 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
700 Royal Sunset Dr, Webster NY Multifamily Opportunity
Neighborhood occupancy is strong with renter demand supported by local incomes and services, according to WDSuite’s CRE market data. Expect stable operations in an inner-suburban setting that has outperformed many metro peers on fundamentals, based on disciplined commercial real estate analysis.
Positioned in Webster’s inner-suburban fabric of the Rochester metro, the property benefits from neighborhood fundamentals that are competitive among 359 metro neighborhoods. Restaurants per square mile rank in the top quartile among 359 Rochester neighborhoods, and parks and pharmacies also trend in the top quartile, supporting daily convenience and resident retention. Grocery access is competitive among Rochester neighborhoods, though café and childcare density are limited, which suggests amenities are serviceable but not destination-grade.
The property’s 2001 vintage is newer than the neighborhood’s older housing stock (area average skewing mid‑century), which can provide a competitive edge versus legacy assets. Investors should still plan for normal-cycle updates to systems and finishes to sustain positioning against newer deliveries.
Renter-occupied share in the neighborhood sits in a high national percentile, indicating a deep tenant base and healthy demand for multifamily. Neighborhood occupancy is above the national median and has improved over the last five years, supporting cash flow consistency. Median contract rents in the area are in the top quartile among 359 metro neighborhoods and above national midpoints, reinforcing pricing power without signaling extreme affordability pressure.
Within a 3‑mile radius, WDSuite data show population and households have expanded over the last five years, with projections indicating continued household growth and smaller average household size. This trend points to a larger renter pool and supports occupancy stability for smaller formats and workforce‑oriented units. Home values track near national midpoints, and a relatively low value‑to‑income ratio in national terms implies ownership is more accessible than in high‑cost markets; investors should monitor potential competition from entry‑level ownership, but the neighborhood’s rent‑to‑income levels suggest manageable retention risk.
Safety indicators are mixed but generally favorable in a national context. Overall crime performance sits slightly better than the national midpoint, and property‑offense rates benchmark in a high national percentile (stronger performance), with a recent year‑over‑year decline according to WDSuite. Violent‑offense metrics align with a stronger national percentile as well, though recent fluctuations warrant routine monitoring rather than block‑level conclusions.
Relative to the Rochester metro’s 359 neighborhoods, the area performs competitively, though safety varies by category. Investors should frame underwriting around neighborhood‑level trends and maintain standard operating practices for lighting, access control, and resident engagement to support stability.
Nearby corporate nodes provide a steady employment base that supports renter demand and commute convenience, led by Xerox, Constellation Brands, Thermo Fisher Scientific, Wesco Distribution, and Dish Network.
- Xerox Corporation — corporate offices (3.7 miles)
- Constellation Brands, Inc. — corporate offices (7.5 miles)
- Thermo Fisher Scientific In Fairport Ny — corporate offices (9.2 miles)
- Wesco Distribution — corporate offices (9.3 miles)
- Constellation Brands — corporate offices (11.3 miles) — HQ
700 Royal Sunset Dr offers exposure to an inner‑suburban neighborhood where renter concentration and occupancy trends support steady multifamily performance. The 2001 construction is newer than much of the surrounding housing stock, positioning the asset competitively versus older properties while leaving room for targeted upgrades to enhance renter appeal. According to CRE market data from WDSuite, neighborhood rents benchmark above metro medians with improving occupancy, and 3‑mile demographics indicate growth in households and a gradual shift toward smaller household sizes — dynamics that expand the renter pool and support leasing stability.
Balanced ownership costs in the area can create some competition from entry‑level ownership, but rent‑to‑income levels suggest manageable retention risk. Amenity coverage is strong for restaurants, parks, and pharmacies, while limited café and childcare density underscores the importance of on‑site conveniences and property programming. Overall, the location’s employment access and durable neighborhood metrics point to consistent cash flow with selective value‑add potential through modernization.
- Newer 2001 vintage versus older neighborhood stock supports competitive positioning with targeted modernization upside.
- High neighborhood renter-occupied share and above‑median occupancy underpin demand depth and lease stability.
- Household growth and smaller average household sizes within 3 miles expand the renter pool and support absorption.
- Proximity to established employers supports workforce demand and resident retention.
- Risks: amenity gaps (cafés/childcare), accessible ownership options, and variability in certain safety indicators warrant prudent underwriting and asset management.