| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 71st | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 224 Countess Dr, West Henrietta, NY, 14586, US |
| Region / Metro | West Henrietta |
| Year of Construction | 1974 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
224 Countess Dr, West Henrietta NY Multifamily
Neighborhood fundamentals point to steady renter demand and high occupancy at the neighborhood level, according to WDSuite’s CRE market data. For investors, this location offers stable income dynamics within the Rochester metro with room for operational optimization.
Neighborhood dynamics and livability
At the neighborhood level, occupancy is exceptionally tight, landing in the 95th percentile nationally for occupied housing. For investors, that backdrop supports income stability even as available rental stock is relatively limited, indicating that well-run assets can capture consistent demand.
Rents benchmark competitively within the Rochester metro, with the neighborhood’s median rent ranking 23 out of 359 — competitive among Rochester neighborhoods — suggesting solid pricing power for quality units. Home values are moderate relative to incomes (low value-to-income ratio by national comparison), which can create some competition from ownership; however, a rent-to-income profile near the neighborhood level indicates manageable affordability pressure that can aid retention.
Within a 3-mile radius, recent growth in population and households — with projections indicating further renter pool expansion — points to a larger tenant base over the medium term. Median household income ranks near the top of the metro, reinforcing demand depth for professionally managed rentals. Average school ratings are top quartile among 359 Rochester metro neighborhoods and above the national median, an added support for family-oriented renter demand.
Daily-needs access is serviceable, with childcare and pharmacies scoring above national medians, while park and cafe density is limited. For operators, this mix favors car-oriented households and workforce tenants who prioritize space and convenience over high street retail adjacency.
Safety context
Safety indicators compare favorably to national norms, with the neighborhood positioned in high national percentiles for lower violent and property offense rates. According to WDSuite’s data, recent trends show notable improvement in violent offense rates year over year, while property offenses have seen a more mixed short-term pattern.
For underwriting, a prudent approach is to lean on these comparative strengths while monitoring any near-term fluctuations in property offenses. Framing safety at the neighborhood level — rather than the block — helps align expectations with metro-wide leasing patterns and tenant preferences.
Nearby employers supporting renter demand
The area draws from a diverse employment base spanning telecommunications, beverage/alcohol corporate functions, electrical distribution, and life sciences, supporting workforce housing demand and commute convenience for renters.
- Dish Network — telecommunications (2.97 miles)
- Constellation Brands, Inc. — beverage alcohol corporate offices (9.28 miles)
- Wesco Distribution — electrical and industrial distribution (10.08 miles)
- Constellation Brands — beverage alcohol corporate offices (12.59 miles) — HQ
- Thermo Fisher Scientific In Fairport Ny — life sciences offices (16.38 miles)
Why invest here
Built in 1974, the asset is older than the neighborhood’s average vintage, pointing to clear value-add and capital planning opportunities. The immediate neighborhood shows very tight occupancy and competitive rent positioning versus the Rochester metro, supporting income stability for well-managed units. Based on multifamily property research from WDSuite, the broader tenant base is set to expand within a 3-mile radius, which can underpin leasing velocity and reduce downtime.
Investor-friendly affordability dynamics — including a modest rent-to-income backdrop and high median incomes by metro rank — can aid retention, while moderate home values may increase competition from ownership. Operators who pair targeted renovations with disciplined lease management can position for durable performance, while monitoring amenity trade-offs and short-term property offense trends.
- Tight neighborhood occupancy and competitive rents support income stability
- 1974 vintage offers value-add and capex-driven upside potential
- Expanding 3-mile renter base supports leasing and reduces downtime risk
- High incomes and manageable rent-to-income profile aid retention
- Risks: limited park/cafe density and potential competition from ownership; monitor property offense trends