| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 42nd | Poor |
| Amenities | 8th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4885 E River Rd, West Henrietta, NY, 14586, US |
| Region / Metro | West Henrietta |
| Year of Construction | 2009 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4885 E River Rd: 2009, 20-Unit Multifamily Investment
Positioned in West Henrietta’s inner-suburban corridor, this 2009 asset benefits from an above-median renter-occupied share at the neighborhood level and a broadening tenant base, according to WDSuite’s CRE market data. Neighborhood occupancy has been steady but not tight, offering room for operational upside through leasing and management execution.
West Henrietta sits within the Rochester metro’s inner suburbs, offering commuter access while retaining a lower-density, auto-oriented feel. Neighborhood amenity density is limited nearby, so residents typically rely on regional retail nodes and employment corridors a short drive away. For investors, this suggests demand tied more to commute convenience and value than to walkable amenity clusters.
On fundamentals, neighborhood rent levels rank above many Rochester-area peers, and the renter-occupied share is above the metro median (ranked 70th among 359 metro neighborhoods), indicating a meaningful base of renter households. By contrast, neighborhood occupancy is mid-pack (ranked 275th of 359), implying leasing opportunities for well-managed properties to outperform local averages.
The property’s 2009 vintage is newer than the neighborhood’s average construction year (1981), providing a competitive edge versus older stock while still warranting typical mid-life system updates and selective modernization to support rent positioning.
Within a 3-mile radius, demographics point to a growing and increasingly affluent renter pool: recent growth in population and households, rising incomes, and projections for continued expansion suggest a larger tenant base ahead. Home values in the area sit in a high-cost ownership context relative to local incomes, which can sustain reliance on rental options and support lease retention. Rent-to-income levels are generally manageable, which supports occupancy stability but may temper near-term pricing power; disciplined revenue management remains important.
Safety metrics are mixed but generally favorable in regional and national context. The neighborhood sits slightly above the national median for safety (53rd percentile), and estimated property offenses are comparatively low nationally (top quartile for safety). Within the Rochester metro, the area is competitive on overall crime relative to many neighborhoods.
Recent year-over-year trends indicate an uptick in estimated violent offenses even as property offense measures remain stable to improving. Investors should underwrite with standard caution—verify current data, emphasize lighting and access controls, and align security practices with resident expectations—while recognizing the broader safety profile remains serviceable for workforce-oriented demand.
Nearby corporate offices provide a diversified employment base that supports renter demand and retention, led by telecom, beverage, distribution, and life sciences employers within commuting distance.
- Dish Network — telecom/satellite services (2.3 miles)
- Constellation Brands, Inc. — beverage (8.6 miles)
- Wesco Distribution — electrical distribution (9.5 miles)
- Constellation Brands — beverage (12.1 miles) — HQ
- Thermo Fisher Scientific — life sciences tools (15.8 miles)
Built in 2009 with 20 units, the property competes favorably against older Rochester-area stock and should benefit from a renter base that is above the metro median in this neighborhood. According to CRE market data from WDSuite, neighborhood occupancy is not especially tight, which creates a path for operators to capture upside through focused leasing, amenity activation, and expense discipline.
Within a 3-mile radius, population and household growth—alongside rising incomes and projections for further expansion—point to a larger tenant base and support for long-run occupancy stability. Ownership remains comparatively high-cost for many households in the area, reinforcing reliance on multifamily rentals; at the same time, generally manageable rent-to-income levels suggest steady retention but measured rent growth, making asset performance most sensitive to operational execution and targeted upgrades.
- 2009 construction offers competitive positioning versus older metro inventory with mid-life upgrade potential
- Renter-occupied share above metro median signals depth of demand for multifamily leasing
- 3-mile growth and income gains expand the tenant base, supporting occupancy stability
- Operational upside: neighborhood occupancy sits mid-pack, leaving room for management-driven outperformance
- Risks: limited nearby amenities, recent volatility in violent offense trends, and moderate pricing power require disciplined underwriting