| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 76th | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 732 Royal Sunset Dr, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 2001 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
732 Royal Sunset Dr Webster NY Multifamily Opportunity
Neighborhood-level occupancy remains tight and renter demand is durable in this inner suburb of Rochester, according to WDSuite’s CRE market data, supporting income stability at scale.
Situated in Webster’s inner-suburban context of the Rochester, NY metro, the property benefits from an A-rated neighborhood (ranked 20th among 359 metro neighborhoods), where stabilized occupancy around the neighborhood level supports consistent leasing. The area’s renter-occupied share is elevated, indicating a deep tenant base that can help sustain absorption and renewal activity for multifamily assets.
Within a 3-mile radius, WDSuite’s data shows meaningful household growth over the last five years alongside rising incomes, expanding the renter pool and supporting rent collections and retention. Forward-looking projections point to continued household increases and smaller average household sizes, a combination that generally supports multifamily demand and occupancy stability even if overall population growth moderates.
Local livability fundamentals are balanced for everyday needs: restaurants and pharmacies benchmark above national midpoints, with parks access also testing in higher national percentiles. Café density is lighter than many urban cores, but grocery access trends near or modestly above national averages, offering practical convenience for residents.
Vintage matters for competitive positioning. The asset’s 2001 construction is newer than the area’s older housing stock (average year circa 1950), which can offer a relative edge versus legacy properties while still allowing value-add through selective modernization and common-area upgrades as systems age.
According to WDSuite’s neighborhood benchmarks, property-related offenses compare favorably versus neighborhoods nationwide (strong national percentile performance), and violent-offense measures also test better than many peer areas. Recent year-over-year readings show some volatility in violent incidents, so prudent operators may consider standard safety protocols and lighting/visibility improvements as part of routine asset management.
Overall, indicators suggest conditions that are competitive among many suburban neighborhoods nationally, with trends to monitor rather than a structural deterrent for workforce and professional renter demand.
Proximity to established corporate employers underpins a diversified white-collar and technical employment base, supporting commuter convenience and a stable renter pool. Notable nearby employers include Xerox, Constellation Brands, Thermo Fisher Scientific, Wesco Distribution, and Constellation Brands’ headquarters.
- Xerox Corporation — technology & corporate offices (3.7 miles)
- Constellation Brands, Inc. — beverage alcohol corporate offices (7.5 miles)
- Thermo Fisher Scientific In Fairport Ny — life sciences offices (9.1 miles)
- Wesco Distribution — industrial distribution offices (9.4 miles)
- Constellation Brands — beverage alcohol corporate offices (11.3 miles) — HQ
This 88-unit asset built in 2001 offers scale and durable demand drivers relative to the Rochester metro. Neighborhood occupancy benchmarks test well above many U.S. areas, and a higher renter-occupied share signals depth in the tenant base to support absorption and renewals. The property’s newer vintage versus the area’s older housing stock provides competitive positioning, with optionality for targeted value-add as systems mature.
Within a 3-mile radius, WDSuite’s commercial real estate analysis indicates rising household counts and incomes, pointing to a larger renter pool and supportive leasing conditions. Ownership costs in the area sit in a middle range for the region, which can sustain reliance on multifamily rentals while keeping rent-to-income levels manageable for retention. Operators should still account for standard capex planning typical of 2000s-vintage properties and monitor local safety metrics given recent volatility, though national comparisons remain favorable.
- Stabilized neighborhood fundamentals with strong occupancy and elevated renter-occupied share supporting demand depth
- 2001 build offers competitive edge versus older stock, with room for selective value-add
- 3-mile household and income growth expands the renter pool and supports leasing and retention
- Balanced amenity access (restaurants, parks, pharmacies) enhances livability for everyday needs
- Risks: monitor year-over-year safety volatility and plan for ongoing capex typical of 2000s-vintage assets