| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 60th | Good |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4161 Sunset Dr, Marion, NY, 14505, US |
| Region / Metro | Marion |
| Year of Construction | 1986 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4161 Sunset Dr, Marion NY Multifamily Opportunity
Owner-leaning rural submarket with neighborhood occupancy around the mid-90s supports steady leasing conditions, according to WDSuite’s CRE market data. Low rent-to-income levels in the area suggest room for prudent rent optimization while maintaining retention.
The property is in a rural part of the Rochester, NY metro where neighborhood occupancy trends are above the metro median (ranked 159 out of 359), indicating competitive stability versus many Rochester neighborhoods. Schools trend competitive within the metro as well (rank 32 of 359), which can aid family retention. Amenities are thinner on cafes and pharmacies, while groceries and parks are present at moderate levels, pointing to a quieter, car-oriented setting.
Within a 3-mile radius, demographics show population up roughly 7% over the past five years and households up about 8%, expanding the local renter pool and supporting occupancy stability. Forward-looking estimates indicate additional growth through the next five years, which would enlarge the tenant base and support lease-up and renewal prospects.
Renter-occupied share is near one-fifth of housing units both at the neighborhood level and within the 3-mile area, signaling an owner-heavy landscape. For investors, that implies a smaller but potentially stable renter cohort—more workforce-oriented demand with less turnover pressure than highly transient submarkets.
Home values sit below national midpoints and the rent-to-income ratio is in a high national percentile for affordability (low burden), which can support lease retention and measured rent adjustments. At the same time, more accessible ownership options in the area can create some competition for renters, so positioning and amenity upgrades matter for pricing power.
Comparable neighborhood-level safety metrics are not available in the current WDSuite release for this area. Investors typically benchmark property operations against county and metro trends, monitor management practices, and track any emerging patterns over time rather than relying on block-level conclusions.
Nearby employers span life sciences, technology, beverage manufacturing, and distribution—supporting a diversified commuter base that underpins renter demand and lease retention.
- Thermo Fisher Scientific — life sciences (11.2 miles)
- Xerox Corporation — technology and printing (12.6 miles)
- Constellation Brands — beverage alcohol (15.7 miles) — HQ
- Constellation Brands, Inc. — beverage alcohol offices (21.7 miles)
- Wesco Distribution — distribution (24.3 miles)
Built in 1986, the asset is newer than much of the surrounding housing stock, offering relative competitiveness versus older properties while leaving room for selective system upgrades or light value-add to enhance positioning. Neighborhood occupancy runs above the metro median and the 3-mile area shows recent growth in both population and households, reinforcing a tenant base that supports steady leasing.
Low rent-to-income levels and below-national-median home values point to a market where retention can be strong, though accessible ownership options may cap aggressive pricing. According to commercial real estate analysis from WDSuite, these dynamics favor disciplined rent management and targeted improvements to capture demand without elevating turnover risk.
- 1986 vintage offers relative competitiveness vs. older local stock with potential for targeted upgrades
- Neighborhood occupancy above metro median supports leasing stability
- 3-mile radius shows population and household growth, expanding the renter pool
- Low rent-to-income levels support retention and measured rent optimization
- Risk: owner-leaning market and limited nearby amenities can temper pricing power