| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 71st | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 Scottsville W Henrietta Rd, West Henrietta, NY, 14586, US |
| Region / Metro | West Henrietta |
| Year of Construction | 1985 |
| Units | 73 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
125 Scottsville W Henrietta Rd, West Henrietta Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by rising household counts, according to WDSuite's CRE market data. This Rochester-area location offers stable fundamentals with room for operational upside.
The property sits in a suburban Rochester submarket with an A neighborhood rating and high occupancy. The neighborhood's occupancy rate ranks in the top quartile nationally, supporting lease stability and lower downtime, based on CRE market data from WDSuite. Within the metro (359 neighborhoods), the area is competitive for overall livability (ranked 28), indicating stronger-than-average fundamentals versus many local peers.
Amenities skew practical rather than lifestyle-oriented: grocery and pharmacy access track near metro norms, while leisure options like cafes and parks are sparse. Average school ratings trend slightly above national averages, which can aid family retention; however, limited nearby leisure amenities may place more emphasis on on-site offerings to support resident satisfaction.
Rents in the neighborhood benchmark above many U.S. areas (upper national percentiles), but the rent-to-income ratio remains moderate, which can support renewal rates and measured pricing power. Median home values are relatively accessible for ownership in this area, suggesting some competition with for-sale housing; investors should manage renewals and positioning accordingly to sustain demand.
Within a 3-mile radius, demographics point to a growing tenant base: population and household counts have increased, with projections calling for further household growth and a larger 18 to 34 cohort. This broadens the renter pool and supports occupancy stability for well-managed assets over the medium term. Renter-occupied share is modest locally, implying a thinner but durable tenant base that often values convenience and well-run communities.
Vintage matters: the asset's 1985 construction is slightly older than the neighborhood's average vintage (late 1980s). Investors should plan for selective capital improvements and potential value-add updates to remain competitive against newer stock and to capture rent premiums where feasible.
Safety indicators are mixed and warrant standard risk management. The neighborhood trends stronger than many areas nationally on violent-offense safety (top decile nationally), and recent data show a notable decline in violent incidents, according to WDSuite. At the same time, property offenses have increased year over year, suggesting the value of lighting, access controls, and coordination with local law enforcement.
Within the Rochester metro (359 neighborhoods), the area ranks 14th for crime, where a lower rank indicates higher crime relative to peers. Nationally, overall conditions are better than average (around the 70th percentile for safety), but the recent uptick in property offenses trails national trends. Investors should calibrate operating budgets for routine safety measures to support resident comfort and retention.
Nearby corporate offices provide a steady employment base that supports renter demand and commute convenience, including telecommunications, beverage, distribution, and life sciences employers listed below.
- Dish Network — telecommunications services (3.0 miles)
- Constellation Brands, Inc. — beverage (9.5 miles)
- Wesco Distribution — electrical distribution (10.3 miles)
- Constellation Brands — beverage (12.5 miles) — HQ
- Thermo Fisher Scientific — life sciences (16.3 miles)
This 73-unit asset benefits from high neighborhood occupancy and a growing 3-mile renter pool, supporting durable demand. The 1985 vintage suggests targeted value-add potential and capital planning to stay competitive against newer stock. According to CRE market data from WDSuite, neighborhood rents sit above many national peers while rent-to-income levels remain manageable, indicating room for disciplined revenue management rather than aggressive pushes.
Macro context is favorable: household and income growth within 3 miles expand the tenant base, while proximity to diverse employers underpins retention. Balanced against these strengths are practical considerations around amenity-light surroundings and a recent uptick in property offenses, which call for thoughtful operations and resident experience investments.
- High neighborhood occupancy supports stable leasing and reduced downtime
- 3-mile growth in households and incomes expands the renter base and supports rent durability
- 1985 vintage offers value-add potential with targeted upgrades
- Above-average rent positioning with moderate rent-to-income supports measured pricing power
- Risks: recent property-offense uptick and limited nearby leisure amenities require proactive operations