| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Good |
| Demographics | 73rd | Best |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3503 Canandaigua Rd, Macedon, NY, 14502, US |
| Region / Metro | Macedon |
| Year of Construction | 2009 |
| Units | 61 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3503 Canandaigua Rd Macedon Multifamily Investment
Neighborhood-level occupancy is strong and stable, according to WDSuite’s CRE market data, supporting a steady renter base for a 61-unit asset. Positioned in a lower-amenity rural cluster, the property’s demand profile leans on household growth and commuting access rather than walkable retail.
Macedon sits within the Rochester, NY metro and this rural neighborhood carries a B rating with competitive fundamentals relative to the region. According to WDSuite’s CRE market data, the neighborhood’s occupancy rate is competitive among Rochester’s 359 neighborhoods and sits in the top quartile nationally, a signal for investors seeking stability at the submarket level. The area’s amenity density is limited, so demand is more tied to commute convenience and regional services than to walkability.
Construction skew is older across the neighborhood (average vintage mid-20th century), while the subject asset was built in 2009. Newer construction relative to the local stock can support leasing competitiveness and lower near-term capital needs, though investors should still plan for normal system updates as the property ages.
Within a 3-mile radius, demographics indicate population growth and a notable increase in households over the past five years, with further household growth projected. This points to a larger tenant base and supports occupancy stability, even as average household size trends down. Median incomes in the neighborhood test above many U.S. neighborhoods, which can help support achievable rents with prudent lease management.
Owner occupancy is high at the neighborhood level, and renter-occupied units represent a smaller share of housing. For investors, this implies a thinner, but potentially durable, renter pool; pricing and marketing should emphasize quality, convenience, and value positioning over walkable retail. For multifamily property research, nearby home values are moderate for the region, which can present some competition from ownership options, but also reinforces steady rental demand among households prioritizing flexibility.
Neighborhood-level safety data suitable for consistent, apples-to-apples comparison was not available in this release. Investors commonly contextualize safety by reviewing metro and county trend reports, local law enforcement data, and property-level history over multiple years rather than relying on single-year snapshots.
The employment base nearby blends life sciences, consumer brands, and telecom operations, which supports renter demand through commuter access and diversified job sources. Key employers include Thermo Fisher Scientific, Xerox Corporation, Constellation Brands, Dish Network, and Wesco Distribution.
- Thermo Fisher Scientific — life sciences manufacturing/offices (4.4 miles)
- Xerox Corporation — technology and business services (7.7 miles)
- Constellation Brands — consumer beverages corporate (9.2 miles) — HQ
- Dish Network — telecom services (17.3 miles)
- Wesco Distribution — industrial distribution (17.4 miles)
Built in 2009 with 61 units averaging roughly 958 square feet, the property should compare favorably to an older neighborhood inventory while requiring routine modernization over time. Neighborhood occupancy trends are strong versus both the Rochester metro and national benchmarks, according to CRE market data from WDSuite, which supports a thesis around stable leasing and tenant retention. The 3-mile radius shows population growth and a meaningful increase in households with further gains projected, suggesting a larger tenant base even as household sizes edge smaller.
The neighborhood’s renter concentration is smaller, and amenity density is limited, so demand is more commuting- and value-driven than lifestyle-driven. Homeownership costs nearby are relatively accessible in regional context, which can create some competition with for-sale options; however, steady occupancy and rising incomes in the 3-mile radius point to sustained rental demand when units are positioned on quality, convenience, and professional management.
- 2009 vintage offers competitive positioning versus older local stock, with standard capital planning for building systems
- Strong neighborhood occupancy and expanding 3-mile household base support leasing stability and retention
- Diversified nearby employers (life sciences, consumer brands, telecom) underpin commute-driven renter demand
- Risk: smaller renter-occupied share and limited walkable amenities require disciplined pricing and targeted marketing
- Risk: relatively accessible ownership options may compete for residents; focus on value and operational execution