| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 75th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1776 Oneil Rd, Macedon, NY, 14502, US |
| Region / Metro | Macedon |
| Year of Construction | 1978 |
| Units | 26 |
| Transaction Date | 2021-02-05 |
| Transaction Price | $462,975 |
| Buyer | MACEDON VENTURES LLC |
| Seller | ALTOM LLC |
1776 Oneil Rd, Macedon NY Multifamily Investment
In a rural Rochester submarket where neighborhood occupancy trends lead the metro, the asset benefits from demand stability and proximity to established employers, according to WDSuite’s CRE market data. Limited nearby amenities suggest a car-oriented renter profile, favoring smaller, well-managed units.
The property sits in a rural pocket of the Rochester, NY metro with a B- neighborhood rating. Neighborhood occupancy is strong, ranking first among 359 metro neighborhoods and placing at the top of national percentiles. This indicates steady housing utilization at the neighborhood level rather than at the individual property, which can support tenant retention when paired with sound leasing practices.
Livability hinges on drive-to conveniences rather than walkable retail. Amenity density (cafes, groceries, parks, pharmacies, restaurants) ranks at the bottom of the metro (359 of 359), so residents will rely on nearby corridors for daily needs. For investors, this points to a car-dependent renter base; on-site parking and in-unit functionality typically matter more than lifestyle retail.
Demographic indicators are competitive among Rochester neighborhoods (demographics rank 44 of 359). Within a 3-mile radius, population has edged down modestly in recent years while household sizes have been relatively stable, and forecasts point to smaller household sizes ahead. That mix can expand the renter pool for efficient floor plans and supports occupancy stability for compact units.
Home values in the neighborhood are mid-range for the region, and the value-to-income ratio sits in a lower national percentile. In practical terms, ownership is relatively accessible compared to higher-cost markets, which can create competition with rental options. Effective lease management and value-oriented finishes become important for pricing power and retention.
Vintage is an advantage here: much of the surrounding housing stock skews older (average year built circa 1910 across the neighborhood). A 1978 construction date positions this asset as newer than the neighborhood norm, offering relative competitiveness versus older stock while still warranting targeted capital planning for systems and interiors.
Comparable crime metrics at the neighborhood level are not available in WDSuite for this location. Investors typically benchmark safety by reviewing multi-year trends at the town and county level and comparing them with nearby Rochester submarkets, focusing on directional changes rather than single-year snapshots. Given the rural setting, underwriting should incorporate property-level security, lighting, and resident experience measures instead of assuming metro-wide patterns.
Nearby corporate offices provide a stable employment base that supports renter demand and commute convenience, notably Thermo Fisher Scientific, Constellation Brands, Xerox, Dish Network, and Wesco Distribution.
- Thermo Fisher Scientific — life sciences offices (5.2 miles)
- Constellation Brands — beverage alcohol producer (8.8 miles) — HQ
- Xerox Corporation — print & technology offices (12.1 miles)
- Dish Network — telecommunications offices (18.4 miles)
- Wesco Distribution — industrial distribution offices (20.3 miles)
Neighborhood fundamentals favor steady utilization: the area ranks at the top of the Rochester metro for occupancy at the neighborhood level, signaling durable housing demand that can support leasing consistency. According to CRE market data from WDSuite, the submarket’s rural profile and limited walkable amenities point to a car-oriented renter base, where functional layouts and reliable operations matter more than experiential retail.
Built in 1978, the property is newer than much of the surrounding housing stock, offering relative competitiveness versus older product while leaving room for value-add through systems upgrades and interior modernization. Within a 3-mile radius, projections indicate smaller household sizes and rising incomes, which can expand the renter pool for efficient unit types and support rent growth when paired with disciplined affordability and renewal strategies.
- Metro-leading neighborhood occupancy supports leasing stability
- 1978 vintage is competitive versus older nearby stock with selective value-add upside
- Employer base within 5–20 miles underpins workforce demand and retention
- Forecast smaller household sizes favor compact floor plans and efficient operations
- Risks: low renter concentration and car-dependent location can temper lease-up velocity and require value-focused positioning