| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 80th | Best |
| Amenities | 44th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7410 Forest Trl, Victor, NY, 14564, US |
| Region / Metro | Victor |
| Year of Construction | 1999 |
| Units | 93 |
| Transaction Date | 2010-04-16 |
| Transaction Price | $3,400,000 |
| Buyer | CONIFER VILL AT EASTVIEW, LLC |
| Seller | FIRST NIAGARA REALTY, INC |
7410 Forest Trl, Victor NY Multifamily Investment
Neighborhood fundamentals point to durable renter demand with occupancy near 99% and premium-area incomes, according to WDSuite’s CRE market data. Positioning leverages strong suburban stability with limited new competition in the immediate area.
Victor’s suburban setting provides a stable backdrop for multifamily, with the neighborhood rated A+ and performing competitively within the Rochester metro. Rents benchmark in the top quartile nationally and above most metro peers (ranked 9th among 359 neighborhoods), signaling capacity for quality product to sustain pricing without relying on outsized concessions.
Occupancy in the neighborhood is high (top decile nationally), supporting lease-up and retention strategies. The area skews primarily owner-occupied, with renter-occupied units around one-quarter of the stock, which indicates a defined but selective renter base; for investors, that typically translates to steadier tenancy over rapid churn.
Within a 3-mile radius, households have risen while population edged down, implying smaller household sizes and a gradual shift that can expand the renter pool for appropriately sized units. Income levels are strong and rent-to-income remains comparatively manageable, which can support lease stability and limit delinquency risk in a downcycle. Elevated home values in the neighborhood reinforce reliance on rental housing, which can aid pricing power and renewal capture for well-maintained assets.
The property’s 1999 vintage is newer than the neighborhood’s average 1970s housing stock. That relative youth can be a competitive edge versus older product, though investors should still plan for targeted system updates and modernization to meet current renter expectations.
Safety indicators are comparatively favorable versus national benchmarks. Property offense rates track in the top percentile bands nationally (safer than most neighborhoods), and overall safety sits above the U.S. median. At the same time, recent year-over-year trends show some volatility in violent offense rates; prudent operators typically incorporate lighting, access control, and resident engagement to sustain positive conditions.
Within the Rochester metro context (359 neighborhoods), this area compares well on several safety measures, but investors should review current, block-level reports and property-level incident logs during diligence to confirm on-the-ground conditions and trend direction.
Proximity to corporate employers supports a steady renter pipeline, with commute-friendly access to headquarters and major offices including Constellation Brands, Thermo Fisher Scientific, Dish Network, Constellation Brands, Inc., and Xerox. This employment base helps underpin leasing velocity and renewal potential for workforce and professional tenants.
- Constellation Brands — beverage alcohol HQ (1.1 miles) — HQ
- Thermo Fisher Scientific In Fairport Ny — life science offices (4.4 miles)
- Dish Network — telecommunications offices (10.9 miles)
- Constellation Brands, Inc. — beverage alcohol offices (12.1 miles)
- Xerox Corporation — technology & business services (13.1 miles)
7410 Forest Trl sits in a high-performing suburban neighborhood where occupancy remains elevated and rents are competitive relative to metro peers. Based on CRE market data from WDSuite, household incomes and home values support sustained renter reliance on multifamily, which can translate into steadier retention and measured pricing power for well-operated assets. The area’s renter concentration is modest, indicating a selective tenant base that tends to favor quality and convenience.
Built in 1999, the asset is newer than much of the surrounding housing stock, offering an advantage versus 1970s-era comparables. Investors can focus on targeted renovations and system refreshes to enhance NOI without the heavier capex often required by older vintages, while monitoring crime trends and verifying unit mix alignment with a growing household count and smaller household sizes in the 3-mile trade area.
- High neighborhood occupancy and top-quartile rent positioning support revenue stability
- Strong incomes and elevated ownership costs reinforce demand for quality rentals
- 1999 vintage offers competitive edge versus older local stock with targeted value-add potential
- Diverse nearby employers bolster leasing depth and renewal prospects
- Risks: monitor violent-crime trend volatility and validate unit mix vs. smaller household sizes