| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 72nd | Best |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3230 Moran Rd, Canandaigua, NY, 14424, US |
| Region / Metro | Canandaigua |
| Year of Construction | 1980 |
| Units | 24 |
| Transaction Date | 2014-07-21 |
| Transaction Price | $1,125,000 |
| Buyer | K HOLDINGS LLC |
| Seller | 3230 MORAN ROAD LLC |
3230 Moran Rd Canandaigua Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-median occupancy for the Rochester metro, according to WDSuite’s CRE market data. Investor takeaway: stability-oriented cash flow in a suburban setting with room to optimize operations.
Located in suburban Canandaigua within the Rochester, NY metro, the property sits in a neighborhood rated A and ranked 40 out of 359 metro neighborhoods, which is competitive among Rochester neighborhoods. Local occupancy is 94.5% (ranked 169 of 359, above the metro median), supporting expectations for stable leasing and limited downtime between turns.
Renter-occupied housing accounts for roughly half of neighborhood units (ranked 40 of 359; top quartile nationally by WDSuite percentile), indicating a deep tenant base for multifamily. The neighborhood’s rent-to-income profile sits near national mid-range levels, helping manage affordability pressure and supporting lease retention and pricing discipline.
Amenity access trends mixed: the area ranks 138 of 359 for overall amenities (competitive among Rochester neighborhoods) with average access to groceries and restaurants by national standards, while cafes and parks are comparatively sparse. Childcare density ranks 84 of 359, an above-metro strength that can benefit working households. These dynamics suggest daily-needs convenience with fewer lifestyle amenities, a fit for cost-conscious renters prioritizing space and commute balance.
Within a 3‑mile radius, demographics indicate a smaller household size today and an expected increase in households over the next five years, per WDSuite. This points to a larger tenant base and potential renter pool expansion, a supportive trend for occupancy stability and renewal velocity even if population growth is uneven.
Comparable crime statistics for this neighborhood are not available in WDSuite at this time. Investors should benchmark property-level experience against broader municipal or county trend reports and underwriting standards, focusing on multi-year directionality rather than single-year snapshots.
A practical approach is to compare neighborhood performance to nearby Rochester-area submarkets using consistent sources, evaluate lighting and access controls onsite, and align resident feedback with management plans. This keeps safety analysis grounded in verifiable trend data and operational mitigations.
Nearby employment anchors include Constellation Brands, Thermo Fisher Scientific, Dish Network, and Xerox. Their regional presence supports commuter convenience and broad-based renter demand that can stabilize leasing and renewals.
- Constellation Brands — beverages (15.7 miles) — HQ
- Thermo Fisher Scientific In Fairport Ny — life sciences (16.4 miles)
- Dish Network — telecommunications (24.0 miles)
- Xerox Corporation — technology & services (25.5 miles)
This 24‑unit asset benefits from neighborhood fundamentals that are competitive within the Rochester metro and supported by a renter-occupied share near half of local housing. Occupancy in the mid‑90s and manageable rent-to-income dynamics suggest steady collections and renewals, while 3‑mile household growth projections point to a broader renter base over the next cycle. Based on commercial real estate analysis from WDSuite, NOI per unit trends in this neighborhood rank among the metro’s stronger readings, reinforcing a stability-oriented thesis with operational upside.
Amenity access is weighted toward daily needs rather than lifestyle offerings, which can align with value-focused leasing strategies. Ownership costs in the broader area are comparatively accessible by national context, which can introduce competition with entry-level ownership; disciplined leasing and resident retention programs remain important.
- Neighborhood occupancy above the metro median supports stable leasing and reduced downtime.
- Renter-occupied share near half indicates depth of tenant demand and renewal potential.
- 3‑mile household growth projections expand the prospective renter pool over the next five years.
- Strong NOI-per-unit positioning in the neighborhood, per WDSuite, supports a durable cash-flow thesis.
- Risk: more accessible ownership options and limited lifestyle amenities may temper pricing power without strong operations.