| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 71st | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 185 Countess Dr, West Henrietta, NY, 14586, US |
| Region / Metro | West Henrietta |
| Year of Construction | 1974 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
185 Countess Dr, West Henrietta Multifamily Investment
Neighborhood occupancy is tight and renter demand is supported by high local incomes, according to WDSuite’s CRE market data. This positioning can aid leasing stability while leaving room for selective value-add to enhance performance.
Located in suburban West Henrietta within the Rochester metro, the neighborhood rates competitive among Rochester neighborhoods (ranked 28 of 359), signaling durable fundamentals for small to mid-sized multifamily. Neighborhood occupancy is high at 99.5% (neighborhood metric, not the property), which supports leasing stability and retention.
Income levels benchmark well: the neighborhood sits in the 86th percentile nationally for median household income, reinforcing depth of the tenant base and potential resilience across cycles. Median contract rents rank 23rd of 359 metro neighborhoods and have advanced over the last five years, suggesting landlords have maintained pricing power without materially stressing rent-to-income (neighborhood rent-to-income ratio is measured at the neighborhood level).
Within a 3-mile radius, WDSuite data indicates population growth alongside a larger household base over the past five years, with projections calling for further increases in households and a rising share of higher-earning segments. That trend typically expands the renter pool and supports occupancy stability for well-managed assets.
Amenities are serviceable rather than dense: childcare and pharmacies index around the upper-mid range metro-wide, while cafes and parks are limited relative to urban cores. Average school ratings trend slightly above the metro median (ranked 32 of 359; average rating 3.0/5), which can help stabilize demand for larger floor plans. Median home values are moderate for the region, which can create some competition from ownership; however, that context often sustains steady renter demand for professionally managed units offering convenience and flexibility.
Safety indicators compare favorably in a national context. WDSuite shows the neighborhood in higher national percentiles for safety (e.g., violent-offense metrics near the upper decile nationally), indicating comparatively lower serious-offense exposure than many U.S. neighborhoods. In metro terms, results are competitive among Rochester neighborhoods.
Year-over-year trends are mixed: violent-offense rates have improved materially, while property-offense measures show a recent uptick. Investors should monitor trajectory and property-level security practices, using neighborhood metrics as context rather than a proxy for conditions specific to the asset.
Nearby employers provide a diversified white-collar employment base that supports renter demand and commute convenience, including telecom, beverage/CPG, electrical distribution, and life sciences operations.
- Dish Network — telecom operations (3.0 miles)
- Constellation Brands, Inc. — beverage/CPG offices (9.3 miles)
- Wesco Distribution — electrical distribution (10.2 miles)
- Constellation Brands — beverage/CPG (12.6 miles) — HQ
- Thermo Fisher Scientific In Fairport Ny — life sciences (16.4 miles)
Built in 1974, the asset is older than the neighborhood average vintage, which points to potential value-add and capital planning opportunities to sharpen competitive positioning versus newer stock. Neighborhood occupancy remains elevated and rent levels rank near the top of the metro, and according to CRE market data from WDSuite, rent-to-income at the neighborhood level suggests room for disciplined rent management without overextending affordability for typical renter households.
Within a 3-mile radius, population and households have grown and are projected to expand further, with rising income bands that can deepen the renter pool and support steady absorption. Home values are moderate for the region, which can introduce some competition from ownership, but the combination of high neighborhood occupancy, diversified employers, and steady demand signals a constructive backdrop for a well-executed renovation and operations plan.
- High neighborhood occupancy supports leasing stability (neighborhood metric, not property-specific).
- Strong income profile and rent ranking suggest sustained pricing power with prudent lease management.
- 1974 vintage offers value-add potential through targeted interior and system upgrades.
- Expanding 3-mile household base and rising incomes support a deeper renter pool over time.
- Risks: moderate home values can compete with ownership; recent uptick in property offenses warrants ongoing monitoring.