| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 71st | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 300 Countess Dr, West Henrietta, NY, 14586, US |
| Region / Metro | West Henrietta |
| Year of Construction | 1974 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
300 Countess Dr, West Henrietta NY — Suburban Multifamily Investment
Neighborhood occupancy is near 99.5%, pointing to resilient renter demand and limited turnover risk for well-positioned assets, according to CRE market data from WDSuite. With an A-rated, top-quartile standing among Rochester neighborhoods, this location supports steady performance over a full cycle.
The property sits in an A-rated, suburban neighborhood that ranks in the top quartile among 359 Rochester metro neighborhoods, suggesting competitive fundamentals and durable renter demand. Neighborhood occupancy is about 99.5%, a level that typically supports pricing power and lease stability for comparable assets, based on WDSuite’s CRE market data.
Livability is anchored by everyday conveniences rather than nightlife density: grocery and pharmacy access track near metro norms, while café and park density is limited. Average school ratings hover around mid-range (approximately 3.0 out of 5), which is broadly consistent with many suburban Rochester submarkets and supports family-oriented renter appeal without commanding premium rents.
Within a 3-mile radius, demographics show population growth and a notable increase in households over the past five years, with further household expansion projected. This points to a larger tenant base and supports occupancy stability over time. The renter-occupied share in the immediate radius is under one-third, indicating a market where multifamily competes with ownership but still serves a sizable tenant pool; investors should expect solid demand from renters seeking suburban proximity to jobs and services.
Home values in the neighborhood sit below many coastal markets, and the rent-to-income ratio trends around 0.14. For investors, that combination can translate to manageable affordability pressure and balanced lease management, while recognizing that relatively accessible ownership options may create some competition for move-up residents.
Vintage and asset positioning: The neighborhood’s average construction year is 1988. With a 1974 vintage, this asset is older than nearby stock, which may imply capital expenditure needs and renovation upside to enhance unit finishes, building systems, or amenities to remain competitive against newer comparables.
Safety metrics compare favorably overall. The neighborhood ranks well within the Rochester metro (among 359 neighborhoods) and sits in the higher national percentiles for safety, indicating comparatively lower violent incident rates versus many U.S. neighborhoods. Recent year-over-year trends show violent offenses declining sharply, reinforcing a positive trajectory in this category.
That said, property offense indicators have ticked up recently. While the area remains competitive among Rochester neighborhoods, investors should plan standard site-level measures (lighting, access controls) and monitor local trends to support resident satisfaction and retention.
Proximity to corporate employment helps support weekday traffic and renter retention. Nearby employers include Dish Network, Constellation Brands, Wesco Distribution, Constellation Brands’ headquarters, and Thermo Fisher Scientific, offering a mix of communications, beverage, distribution, and life sciences roles within commutable distances.
- Dish Network — communications (3.1 miles)
- Constellation Brands, Inc. — beverage (9.4 miles)
- Wesco Distribution — distribution (10.2 miles)
- Constellation Brands — beverage (12.7 miles) — HQ
- Thermo Fisher Scientific — life sciences (16.5 miles)
Built in 1974 with 44 units, the property offers a value-add angle in a neighborhood that is competitive among Rochester submarkets and operates near full occupancy. According to CRE market data from WDSuite, neighborhood occupancy is approximately 99.5%, and the 3-mile area shows population growth and a faster increase in households — signals that typically support a deeper tenant base and steady leasing.
Renter demand is reinforced by income growth and a rent-to-income ratio around 0.14, suggesting manageable affordability pressure and room for disciplined rent optimization. However, relatively accessible ownership costs in this part of Monroe County can create some competition for residents moving from rental to ownership. Amenity density (parks and cafés) is lighter than urban cores, so upgrades that emphasize on-site functionality and convenience may enhance retention and competitiveness against newer 1980s/1990s-vintage stock.
- Near-full neighborhood occupancy supports pricing power and lease stability.
- 1974 vintage provides clear value-add and CapEx modernization pathways versus newer stock.
- 3-mile household growth expands the renter pool and underpins long-term demand.
- Income trends and moderate rent-to-income ratios aid disciplined rent management.
- Risks: ownership alternatives and lighter neighborhood amenities require targeted retention strategy.