| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 82nd | Best |
| Amenities | 21st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7554 Victor Mendon Rd, Victor, NY, 14564, US |
| Region / Metro | Victor |
| Year of Construction | 1972 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7554 Victor Mendon Rd, Victor NY multifamily investment
Neighborhood occupancy remains firm and above the metro median, supporting leasing stability for a 60-unit asset, according to WDSuite s CRE market data.
Victor is a suburban neighborhood within the Rochester, NY metro that scores in the top quartile among 359 metro neighborhoods on WDSuite s overall neighborhood rating. The area s renter demand is underpinned by strong household incomes and a well-educated resident base (both above national medians), while neighborhood occupancy sits at 94.7% noted as neighborhood-level, not property-specific and trends above the metro median and in the upper tier nationally. Median rents in the neighborhood rank in the upper national percentiles and have trended upward over five years, signaling pricing power where product quality and management execution are competitive.
Local amenity density is limited within the immediate neighborhood (few walkable cafes, groceries, parks, or pharmacies), so the location functions more as a car-oriented suburban node. That said, the broader Rochester job base and nearby employment corridors help draw commuting renters who prioritize newer interiors, parking, and convenience over walkability.
Vintage context matters: the property was built in 1972, older than the area s average construction year (1983). Investors should plan for capital improvements and modernization to remain competitive versus newer stock; this also creates potential value-add upside if renovations can capture the neighborhood s above-median occupancy and rent positioning.
Tenure patterns indicate a primarily owner-occupied area with a modest share of renter-occupied housing units. For multifamily owners, this suggests a thinner but potentially stable tenant base with less direct competition from large rental clusters, placing a premium on asset quality and professional leasing to maintain steady absorption.
Within a 3-mile radius, demographics show an expanding household count alongside smaller average household sizes over time, which can translate into a larger tenant base for multifamily and supports occupancy stability. Population projections within this radius point to a shift toward more, smaller households in the coming years, implying continued demand for well-managed rental housing even as overall headcount moderates.
Detailed crime metrics for this neighborhood are not available in the current WDSuite release. Investors typically benchmark neighborhood conditions against broader Rochester, NY trends and recent local reporting to contextualize risk and inform underwriting assumptions.
As with any suburban location, prudent measures include reviewing property-level security features, visibility, and lighting, and aligning operating practices with resident expectations to support retention and reduce incidents over the hold period.
The area draws from a diversified suburban employment base, with corporate offices within a commutable radius that can support renter demand and lease retention. Nearby employers include Constellation Brands, Thermo Fisher Scientific, Dish Network, Constellation Brands, Inc., and Xerox Corporation.
- Constellation Brands corporate offices (3.1 miles) HQ
- Thermo Fisher Scientific In Fairport Ny corporate offices (7.1 miles)
- Dish Network corporate offices (10.9 miles)
- Constellation Brands, Inc. corporate offices (13.6 miles)
- Xerox Corporation corporate offices (15.8 miles)
This 60-unit asset at 7554 Victor Mendon Rd benefits from a suburban location that ranks in the top quartile among Rochester neighborhoods, with neighborhood occupancy at 94.7% (neighborhood metric) and median rents positioned in higher national percentiles. According to CRE market data from WDSuite, the neighborhood s rent trajectory and above-metro occupancy suggest durable leasing fundamentals when paired with competitive finishes and professional management.
Built in 1972, the property s older vintage points to targeted capital planning and value-add potential to close the gap with newer comparables. The surrounding 3-mile radius shows growing household counts and smaller household sizes, which can expand the renter pool and support occupancy stability. While the area is primarily owner-occupied and offers limited walkable amenities, proximity to established corporate employers and car-oriented convenience can reinforce steady demand for well-maintained units.
- Above-metro neighborhood occupancy and higher-percentile rents support pricing power with competitive execution.
- 1972 vintage creates clear value-add angles via interior updates, systems modernization, and curb appeal.
- 3-mile area shows more households and smaller sizes, expanding the renter base and aiding lease-up and retention.
- Suburban employment access (nearby corporate offices) supports commuter demand for parking and convenience.
- Risks: owner-heavy tenure and limited walkable amenities require focused marketing and amenity strategy to sustain absorption.