| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 76th | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 701 Royal Sunset Dr, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 2001 |
| Units | 59 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
701 Royal Sunset Dr Webster Multifamily Investment Opportunity
Stabilized suburban fundamentals and a renter base supported by rising household incomes point to steady leasing potential, according to WDSuite s CRE market data. The property s 2001 vintage offers competitive positioning versus older neighborhood stock.
Located in Webster within the Rochester metro, the neighborhood carries an A rating and ranks 20 out of 359 metro neighborhoods placing it in the top quartile locally. Restaurants and daily needs are accessible (restaurant density is strong relative to the metro, with grocery and pharmacy availability competitive nationally), while parks access tests well. Caf s and childcare options are thinner, which suggests most residents rely on nearby corridors for those services.
For multifamily operators, neighborhood occupancy is strong and sits in the top quintile nationally, based on CRE market data from WDSuite. Median contract rents in the neighborhood benchmark above national medians (around the 70th percentile), indicating room for professionally managed product that balances quality with rent-to-income discipline.
Tenure patterns point to a meaningful renter-occupied share at the neighborhood level, supporting depth of demand. Within a 3-mile radius, demographics show population growth over the past five years with a faster increase in households and a modest decline in average household size renter pool expansion that can support occupancy stability and absorption of renovated units.
Home values in the neighborhood sit near national mid-range levels, and the value-to-income context is relatively accessible compared with coastal markets. That dynamic can introduce some competition from ownership alternatives, but rent-to-income levels around the neighborhood s median suggest manageable affordability pressure and support for lease retention.
Vintage matters: the property s 2001 construction is newer than the neighborhood s average vintage (1950). That positions the asset favorably versus older stock, though investors should plan for selective modernization and systems updates typical for early-2000s buildings to sustain competitive standing.
Safety indicators compare favorably overall when viewed nationally. Property-related offenses benchmark in the top decile nationwide, a supportive signal for day-to-day operations and tenant retention. Violent-offense metrics are better than national averages (around the 70th percentile), though recent year-over-year movement shows volatility; prudent underwriting should consider trend monitoring rather than point-in-time readings alone.
At the metro scale, the neighborhood performs above average relative to Rochester s 359 neighborhoods. As always, investors should pair these comparative signals with site-level diligence and current-year municipal reporting to confirm trends near the asset.
Proximity to established employers supports renter demand through commute convenience and sector diversity, including technology, consumer brands, life sciences, and distribution specifically Xerox Corporation, Constellation Brands, Inc., Thermo Fisher Scientific, Wesco Distribution, and Constellation Brands.
- Xerox Corporation technology & corporate offices (3.7 miles)
- Constellation Brands, Inc. consumer brands corporate offices (7.5 miles)
- Thermo Fisher Scientific In Fairport Ny life sciences offices (9.1 miles)
- Wesco Distribution distribution & industrial supplies (9.3 miles)
- Constellation Brands consumer brands corporate offices (11.3 miles) HQ
This 59-unit, early-2000s asset benefits from strong neighborhood occupancy performance, above-median neighborhood rents, and a renter base supported by rising household incomes within a 3-mile radius. According to CRE market data from WDSuite, the area s occupancy metrics and NOI per-unit trends are competitive among Rochester neighborhoods, underscoring depth of demand for professionally managed suburban product.
Built in 2001, the property is newer than much of the surrounding stock, providing a relative quality advantage while leaving room for targeted value-add scope (common-area refresh, in-unit finishes, and system modernization) to enhance positioning. Household growth and smaller average household sizes in the 3-mile radius point to a larger tenant base over time, supporting leasing stability. Balanced underwriting should consider modest competition from accessible homeownership options and monitor safety trends that have shown recent variability.
- Strong neighborhood occupancy and demand depth support leasing stability
- 2001 vintage outcompetes older local stock with targeted value-add upside
- Competitive NOI per-unit trends among 359 Rochester neighborhoods
- 3-mile radius shows household growth and a growing renter pool
- Risks: ownership alternatives may compete at the margin; monitor evolving safety trends