| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 71st | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 105 Countess Dr, West Henrietta, NY, 14586, US |
| Region / Metro | West Henrietta |
| Year of Construction | 1974 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
105 Countess Dr West Henrietta Multifamily Investment
Neighborhood occupancy has remained tight, supporting stable renter demand according to WDSuite’s CRE market data. This suburban Rochester location trades some amenity density for consistency and income depth, a practical setup for sustaining cash flow.
The property sits in an A‑rated suburban neighborhood within the Rochester, NY metro that is competitive among 359 metro neighborhoods on overall livability. Neighborhood occupancy is elevated (top tier nationally), which typically supports steady leasing and lower turnover risk in comparable multifamily assets, based on CRE market data from WDSuite.
Local amenity density is modest (limited parks and cafes), but daily needs are reasonably served with childcare and pharmacy access trending above national medians. Average school ratings in the area fall above national midline, which can help retain family renters even in lower-amenity pockets.
Households within a 3‑mile radius have grown in recent years and are projected to increase further through 2028, indicating a larger tenant base and potential support for occupancy stability. Median incomes in the neighborhood benchmark in the upper national percentiles, while the rent‑to‑income profile trends favorable, suggesting room for disciplined rent management without overextending affordability. Renter concentration at the neighborhood level is moderate (about one‑fifth of housing units are renter‑occupied), while the 3‑mile radius shows a higher renter share and projected expansion, pointing to broader demand beyond the immediate blocks.
Home values in this submarket are lower relative to income compared with many U.S. areas, which can increase competition from ownership options. For multifamily investors, that dynamic underscores the importance of emphasizing convenience, larger layouts, or renovated finishes to defend pricing and retention versus entry‑level ownership alternatives.
Safety benchmarks compare favorably at the national level: violent offense rates sit in the upper national percentiles for safety, and property offense rates also benchmark well versus U.S. neighborhoods. Recent trends are mixed, with a notable year‑over‑year decrease in violent incidents alongside an uptick in property offenses. Within the Rochester metro, neighborhood crime ranks should be interpreted cautiously, as rank positions among 359 neighborhoods can be influenced by small absolute changes in lower‑incident suburban areas.
For investors, the takeaway is a generally stable suburban safety profile by national standards, paired with routine diligence on property‑level security, lighting, and package/theft prevention to manage the recent lift in property‑related incidents.
Nearby corporate employers offer diverse white‑ and blue‑collar demand drivers that support renter retention and leasing velocity, including telecom, beverage, electrical distribution, life sciences, and technology. The list below reflects key commute‑friendly anchors serving the area.
- Dish Network — telecom (3.1 miles)
- Constellation Brands, Inc. — beverage (9.4 miles)
- Wesco Distribution — electrical distribution (10.2 miles)
- Constellation Brands — beverage (12.8 miles) — HQ
- Thermo Fisher Scientific In Fairport Ny — life sciences (16.5 miles)
- Xerox Corporation — technology & printing (19.7 miles)
Built in 1974, the asset is older than much of the surrounding housing stock, pointing to clear value‑add and capital planning opportunities (systems, interiors, common areas) to sharpen competitive positioning against newer supply. Neighborhood occupancy trends remain strong and the 3‑mile radius shows population and household expansion, which together support a deeper tenant base and leasing stability through the cycle.
Income levels benchmark high versus national norms while rent‑to‑income remains manageable, indicating measured pricing power if renovations elevate the offering. According to CRE market data from WDSuite, neighborhood‑level operations compare favorably on occupancy and NOI per unit, while the submarket’s relatively accessible ownership costs suggest investors should emphasize convenience and finish quality to mitigate competition from for‑sale alternatives.
- Strong neighborhood occupancy and expanding 3‑mile renter pool support leasing stability
- 1974 vintage offers value‑add potential via unit and system upgrades
- High local incomes with manageable rent‑to‑income profile enable disciplined rent growth
- Diverse nearby employers underpin workforce demand and retention
- Risk: Amenity‑light setting and more accessible ownership options require competitive finishes and convenience