| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 19th | Poor |
| Demographics | 36th | Poor |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14352 Northwood Dr, Albion, NY, 14411, US |
| Region / Metro | Albion |
| Year of Construction | 1991 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14352 Northwood Dr, Albion NY — 22-Unit Multifamily
Newer 1991 construction relative to the area s older housing stock positions this asset competitively for leasing and maintenance planning, while neighborhood renter concentration supports a stable tenant base, according to WDSuite s CRE market data.
Situated in the Rochester, NY metro, the neighborhood carries a C- rating and functions as a suburban, primarily auto-oriented pocket. Amenity access is modest locally (limited cafes, groceries, and parks), though restaurants are present at levels comparable to several peer areas. For daily needs and services, residents typically draw from surrounding corridors and town centers.
With an 85.6% neighborhood occupancy, the area tracks below the metro median, suggesting some leasing friction but also potential for demand capture with well-positioned product. The share of housing units that are renter-occupied is 29.7% competitive among Rochester neighborhoods indicating a meaningful, if not dominant, renter base that can support multifamily absorption and renewals. Median contract rents in the immediate area remain relatively accessible, which can aid retention and reduce turnover pressure.
Construction year averages in the neighborhood skew older (early 1900s). A 1991-vintage property offers a relative advantage versus much of the surrounding stock, with potential for lower near-term structural capex compared with prewar assets; investors may still consider modernization of systems and interiors for repositioning and rent lift.
Demographic trends are aggregated within a 3-mile radius. Recent years show population growth alongside a modest increase in households, expanding the local tenant base. Forward-looking data points to generally flat population levels and a continued rise in households, which can support occupancy stability as more residences are formed. Income growth has outpaced local rent growth historically, which helps manage affordability pressure and can support steady leasing.
Ownership costs in this submarket are comparatively accessible, which can introduce competition from entry-level ownership. However, accessible rents and a measurable renter pool support ongoing demand for well-managed multifamily, particularly where units offer convenience, parking, or updated finishes.
Neighborhood-level crime metrics were not available in the dataset for this location. Investors commonly benchmark safety using broader Rochester metro trends, police reporting, and property-level operating history to assess tenant retention and insurance considerations. As always, underwriting should incorporate recent local reports, ownership feedback, and on-the-ground checks to validate assumptions.
Regional employment is diversified across distribution, consumer brands, telecom, healthcare, and pharmaceuticals within commuting range, supporting workforce housing demand and lease stability for nearby multifamily.
- Wesco Distribution distribution (27.5 miles)
- Constellation Brands, Inc. consumer beverages (30.3 miles)
- Dish Network telecom services (30.9 miles)
- UnitedHealth Group healthcare services (38.2 miles)
- McKesson healthcare distribution (39.2 miles)
This 22-unit, 1991-vintage asset offers relative competitiveness versus much older neighborhood stock, with scope to capture demand from a measurable renter base. Neighborhood occupancy trends run below the metro median, but accessible rents and a stable renter concentration support steady leasing when product is maintained and positioned effectively. Based on CRE market data from WDSuite, the area s rent levels and rent-to-income dynamics suggest manageable affordability pressure, aiding renewals and pricing discipline.
Demographics within a 3-mile radius show recent population growth and an increase in households, expanding the tenant pool. Looking ahead, largely flat population expectations paired with continued household gains point to sustained demand for professionally managed units, while the submarket s accessible ownership landscape introduces some competition that can be mitigated by parking, convenience, and targeted interior upgrades.
- 1991 construction offers a relative edge versus older stock, with selective modernization potential for rent lift.
- Renter-occupied share supports a durable tenant base and occupancy stability with thoughtful lease management.
- Accessible local rents and manageable rent-to-income dynamics support retention and disciplined pricing.
- Household growth within 3 miles expands the prospective renter pool, aiding absorption.
- Risks: below-metro occupancy and competition from entry-level ownership require active asset management and targeted upgrades.