| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Best |
| Demographics | 73rd | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4 Framark Dr, Victor, NY, 14564, US |
| Region / Metro | Victor |
| Year of Construction | 2004 |
| Units | 52 |
| Transaction Date | 2025-06-03 |
| Transaction Price | $2,777,000 |
| Buyer | PROVIDENCE FRAMARK HS INC |
| Seller | FRAMARK PL APT LP |
4 Framark Dr, Victor NY Multifamily Demand Signal
Neighborhood occupancy remains high, supporting steady leasing and retention according to WDSuite s CRE market data.
The property sits in a suburban pocket of Victor with strong livability indicators for renters and employees. The neighborhood is ranked 6th of 359 Rochester neighborhoods, placing it firmly in the top quartile locally, with an A+ rating and amenity access that trends above national medians. Dining, groceries, parks, and daily services score in the upper national percentiles, which generally supports renter satisfaction and renewal rates.
Schools in the area average near the top nationally, and neighborhood occupancy trends higher than many U.S. communities. Together, these dynamics point to stable demand and relatively limited downtime between turns. Median rents in the immediate area are supported by healthy household incomes, keeping rent-to-income measures favorable from a lease management and retention perspective.
Within a 3-mile radius, population and household counts have expanded and are projected to continue growing, indicating a gradually widening tenant base. Renter-occupied share is roughly one-fifth of units locally, suggesting demand is concentrated but not saturated; assets that are well-maintained and conveniently located typically capture their share of this tenant pool.
Vintage also matters: much of the surrounding housing stock skews older, while a 2004 build competes well against prewar and midcentury alternatives. For investors, that positioning can translate to lower immediate modernization needs versus older comparables, while still allowing for targeted upgrades to drive rent premiums as appropriate.
Comparable, neighborhood-level safety data is not available in the current WDSuite release for this location. Investors commonly benchmark property performance against broader Rochester and county trends, emphasize well-lit common areas and access controls, and incorporate local law enforcement or third-party reports during diligence to contextualize risk.
Nearby employers provide a diversified white-collar and advanced manufacturing employment base that supports renter demand and commute convenience, including Constellation Brands, Thermo Fisher Scientific, Dish Network, Constellation Brands, Inc., and Xerox.
- Constellation Brands — beverage & consumer goods (4.7 miles) — HQ
- Thermo Fisher Scientific In Fairport Ny — life sciences (7.7 miles)
- Dish Network — telecommunications (12.9 miles)
- Constellation Brands, Inc. — beverage & consumer goods offices (15.6 miles)
- Xerox Corporation — technology & imaging (16.9 miles)
Built in 2004, this 52-unit asset benefits from a newer vintage relative to the area s older housing stock, which can enhance competitiveness against legacy buildings while leaving room for targeted value-add. Neighborhood occupancy trends strong and amenity access is robust, supporting stable absorption and renewals. Based on CRE market data from WDSuite, household incomes comfortably support area rents, reinforcing pricing power without materially elevating retention risk.
Demand fundamentals are underpinned by 3-mile radius growth in both population and households, with projections indicating continued expansion and slightly smaller average household sizes. That combination points to a larger renter pool over time and supports sustained occupancy. The local renter-occupied share is moderate, so differentiated operations and convenience to employment nodes remain important in lease-up and retention.
- 2004 construction competes well versus older local stock while allowing targeted upgrades for rent lift.
- Strong neighborhood occupancy and high national amenity and school percentiles support steady leasing.
- 3-mile population and household growth expand the tenant base and support future absorption.
- Income depth relative to area rents supports pricing power and renewal stability.
- Risk: moderate renter concentration and accessible homeownership options can create competition, requiring active management and amenity positioning.