| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 67th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 840 Holt Rd, Webster, NY, 14580, US |
| Region / Metro | Webster |
| Year of Construction | 2011 |
| Units | 52 |
| Transaction Date | 2011-03-29 |
| Transaction Price | $440,000 |
| Buyer | MONARCH SENIOR LIVING HOUSING DEVELOPMEN |
| Seller | HOLT ROAD CENTER LLC |
840 Holt Rd, Webster NY Multifamily — 2011, 52 Units
Neighborhood indicators point to durable renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. This positioning supports stable operations for a professionally managed, mid-size asset in Rochester’s eastern inner suburbs.
The property sits in an Inner Suburb pocket of the Rochester, NY metro that carries an A+ neighborhood rating and ranks 7th out of 359 metro neighborhoods — a top quartile local position that signals strong livability for renters. Amenity access is a notable strength: grocery, parks, pharmacies, and restaurants all index in the top quartile nationally, helping with resident retention and leasing velocity.
From a housing and rent context, neighborhood median contract rents benchmark above the national midpoint (71st percentile), while overall neighborhood occupancy trends sit above national median levels, supporting steady absorption and renewal performance. The area’s renter-occupied share ranks among the strongest locally (top quartile among 359 neighborhoods) and sits near the top nationally, indicating a deep tenant base for multifamily operators rather than signaling property-level occupancy.
Demographics aggregated within a 3-mile radius show recent population growth and a faster increase in household counts, with smaller average household sizes over time. For multifamily, that combination typically supports a larger tenant base for one- and two-bedroom product and helps sustain occupancy stability as more households enter the rental market.
Vintage matters for competitive positioning: the asset’s 2011 construction is materially newer than the neighborhood’s older housing stock (average vintage 1954). Newer delivery can reduce near-term capital exposure and competes well against legacy stock, though investors should still plan for ongoing systems maintenance and periodic common-area and unit refreshes to support rent growth.
Comparable neighborhood safety metrics were not available in the provided dataset. Investors typically benchmark property-level measures and broader Rochester-area trends to contextualize loss prevention, insurance, and operating practices. Where data is limited, prudent underwriting includes reviewing recent area trend reports, lighting and access controls, and resident feedback to manage risk.
Proximity to established employers supports commuter convenience and broad renter demand. Key nearby employers include Xerox, Constellation Brands, Thermo Fisher Scientific, Wesco Distribution, and Constellation Brands’ headquarters.
- Xerox Corporation — corporate offices (1.8 miles)
- Constellation Brands, Inc. — corporate offices (9.5 miles)
- Thermo Fisher Scientific In Fairport Ny — corporate offices (9.5 miles)
- Wesco Distribution — corporate offices (11.1 miles)
- Constellation Brands — corporate offices (12.4 miles) — HQ
This 52-unit, 2011-vintage asset in Webster benefits from a top-quartile neighborhood position within the Rochester metro and strong daily-needs amenity access, which supports resident retention and day-to-day convenience. Neighborhood rent levels benchmark above the national midpoint while occupancy trends sit above the national median, indicating resilient demand conditions; according to CRE market data from WDSuite, the surrounding area also exhibits a high renter-occupied share, reinforcing depth of the tenant base.
The newer construction relative to the area’s older housing stock enhances competitive standing and may temper near-term CapEx, while 3-mile demographics show population growth and an expanding household base that can support leasing and renewal performance. Investors should still plan for routine modernization and monitor affordability pressure in lease management to maintain pricing power without elevating turnover risk.
- 2011 construction competes well versus older local stock, with manageable capital planning needs.
- Top-quartile neighborhood standing and strong daily-needs amenities support retention and leasing.
- Above-median neighborhood occupancy and high renter-occupied concentration indicate stable demand.
- 3-mile population and household growth expand the renter pool, aiding occupancy stability.
- Risk: affordability pressure requires careful renewals and expense discipline to sustain NOI.