| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Fair |
| Demographics | 46th | Fair |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 45 East Ave, Shortsville, NY, 14548, US |
| Region / Metro | Shortsville |
| Year of Construction | 2005 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
45 East Ave Shortsville Multifamily Investment, 2005 Vintage
2005 construction offers a competitive edge versus much older local stock, and neighborhood occupancy trends remain comparatively steady according to WDSuite’s CRE market data.
Located in a rural pocket of the Rochester, NY metro, the neighborhood carries a B+ rating and ranks 128 out of 359 neighborhoods—competitive among Rochester neighborhoods. Investors should note that neighborhood occupancy trends are above the national median, supporting baseline leasing stability for well-managed assets.
The property’s 2005 vintage stands newer than much of the area’s housing stock (which skews early-20th-century), suggesting relative competitiveness versus older alternatives and potentially lighter near-term capital needs. That said, systems still age over time, so planning for routine modernization remains prudent.
Livability signals are balanced: grocery and pharmacy access track above national medians, while restaurants and general amenities sit near the middle of national comparisons. Average school ratings trend below national norms, which can matter for certain renter cohorts but is often less decisive for workforce-oriented demand. Median contract rents in the neighborhood sit around the national midpoint, and rent-to-income readings indicate manageable affordability, aiding retention and lease-up where product quality aligns.
Tenure patterns show a predominantly owner-occupied area with a smaller share of renter-occupied units, implying a thinner but steady renter pool. Within a 3-mile radius, households have edged up while average household size has trended smaller, a combination that can expand the renter base even as the broader population softens—an investor-relevant dynamic for maintaining occupancy. Elevated home values are not a defining pressure point here compared with high-cost markets, which can introduce some competition from attainable ownership; pricing, finishes, and operations will be key to sustaining demand.
WDSuite’s dataset for this neighborhood does not include comparable crime statistics at this time. Investors typically contextualize safety by comparing neighborhood trends with Rochester metro benchmarks and observing multi-year patterns rather than single-period readings.
Regional employers within a commutable radius support renter demand through diversified office and corporate roles, including life sciences, beverages, and technology—relevant for workforce housing and lease retention near Shortsville.
- Thermo Fisher Scientific In Fairport Ny — life sciences (12.2 miles)
- Constellation Brands — beverages & corporate services (13.1 miles) — HQ
- Xerox Corporation — technology & business services (20.5 miles)
- Dish Network — telecommunications (22.7 miles)
- Constellation Brands, Inc. — corporate offices (23.9 miles)
This 20-unit, 2005-vintage asset offers relative competitiveness in a rural submarket where much of the housing stock is older. Neighborhood occupancy trends run above the national median, and median rents sit near the national midpoint—conditions that can support steady leasing when product quality, management, and pricing align. According to CRE market data from WDSuite, the area’s owner-leaning tenure means the renter pool is thinner but stable, which places a premium on operational execution and targeting local workforce demand.
Within a 3-mile radius, recent household growth alongside smaller household sizes points to an incremental renter pool expansion even as population eases, a pattern that can help sustain occupancy. Ownership costs are comparatively accessible in this region, which may create competition with for-sale options; however, well-positioned, updated units can retain tenants through convenience and value relative to older local stock. Capital planning should focus on normal mid-life systems and modernization to preserve competitive standing.
- Newer 2005 construction versus older neighborhood stock supports competitive positioning and potentially lighter near-term capex.
- Neighborhood occupancy trends above the national median underpin leasing stability for well-managed units.
- Household growth and smaller household sizes within 3 miles suggest a modestly expanding renter base despite softer population trends.
- Accessible ownership in the region introduces competition—pricing discipline and interior upgrades are key to retention.