| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 42nd | Poor |
| Amenities | 8th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4795 E River Rd, West Henrietta, NY, 14586, US |
| Region / Metro | West Henrietta |
| Year of Construction | 2013 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4795 E River Rd West Henrietta Multifamily Investment
Newer 2013 vintage relative to the area which averages early-1980s construction positions this 20-unit asset competitively for leasing with typical near-term upkeep, according to WDSuite s CRE market data.
Located in an inner-suburb of the Rochester, NY metro, the neighborhood posts a B- rating and sits around the metro middle overall (201 of 359 neighborhoods). Rents are above national medians for comparable areas, and neighborhood operating margins trend strong NOI per unit benchmarks are in the top quartile nationally and rank among the stronger positions within the Rochester metro, based on CRE market data from WDSuite.
Livability is more car-oriented with limited neighborhood amenity density (few cafes, groceries, and parks within close range), while restaurant presence is closer to national mid-range. For investors, this typically means residents prioritize space and access to job nodes over walkable retail, which can still support steady tenancy when pricing is aligned to value.
Tenure patterns indicate a meaningful renter-occupied share at the neighborhood level (around two-fifths of housing units), signaling a defined tenant base for multifamily. Neighborhood occupancy has been moderate with some softening in recent years; disciplined leasing and asset-level differentiation remain important to sustain stability.
Within a 3-mile radius, demographics show recent population growth alongside rising household counts, with projections calling for continued expansion and a larger renter pool through the forecast period. Income levels have trended upward, which supports rent collections and renewal potential, while ownership remains relatively accessible in the metro context a factor that can create some competition with for-sale options and underscores the importance of positioning on value and management quality.
Safety indicators for the neighborhood are mixed when viewed across geographies. Compared with neighborhoods nationwide, violent and property offense rates track on the favorable side of average, while within the Rochester metro the area is not among the top-performing cohorts. Recent year trends show improvement in property-related incidents but a noticeable uptick in violent offenses; investors should monitor trajectory rather than any single-year result.
In short, the area is competitive among Rochester neighborhoods but not a standout for safety, and trend direction deserves ongoing asset management attention. All interpretations reflect comparisons against 359 metro neighborhoods and national percentiles, using WDSuite s CRE data as context rather than block-level conditions.
Nearby employers span telecom, beverage, electrical distribution, and life sciences, supporting a diverse commuter base that can benefit workforce housing and retention. The list below highlights key nodes by proximity: Dish Network, Constellation Brands, Wesco Distribution, and Thermo Fisher Scientific.
- Dish Network telecom (2.3 miles)
- Constellation Brands, Inc. beverage & alcohol (8.6 miles)
- Wesco Distribution electrical distribution (9.5 miles)
- Constellation Brands beverage & alcohol (12.1 miles) HQ
- Thermo Fisher Scientific life sciences (15.8 miles)
This 20-unit property built in 2013 offers newer-vintage positioning versus the neighborhood s early-1980s average, which can reduce immediate capital needs and enhance curb appeal relative to older stock. Neighborhood-level fundamentals point to healthy operating potential: strong NOI per-unit benchmarks (top quartile nationally) and rents that sit above national medians for comparable areas, according to commercial real estate analysis from WDSuite. At the same time, amenity density is limited and neighborhood occupancy has softened, making leasing strategy and value positioning central to performance.
Within a 3-mile radius, population and household growth are translating into a larger tenant base, with projections indicating continued renter pool expansion. Rising incomes support collections and renewals, while relatively accessible home values in the metro context suggest some competition from ownership best addressed through product quality, service, and pragmatic pricing.
- 2013 construction offers competitive positioning versus older local stock, with typical modernization needs manageable through targeted capex.
- Neighborhood NOI per-unit benchmarks are top quartile nationally, supporting the case for durable operating margins.
- 3-mile radius shows population and household growth with projected renter pool expansion, reinforcing demand and occupancy stability.
- Risk: moderate neighborhood occupancy and limited amenity density require attentive leasing, value positioning, and resident retention focus.