| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Fair |
| Demographics | 57th | Good |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2100 Browns Sq, Ontario, NY, 14519, US |
| Region / Metro | Ontario |
| Year of Construction | 1983 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2100 Browns Sq, Ontario NY Multifamily Investment
Renter demand is supported by a higher renter-occupied share than many U.S. neighborhoods and access to everyday services, according to WDSuite’s CRE market data. Neighborhood occupancy trails the metro median, suggesting operational upside for a capable operator.
Located in Ontario within the Rochester, NY metro, the neighborhood carries a B rating and ranks 148 out of 359 metro neighborhoods, signaling performance that is competitive among Rochester neighborhoods. Everyday convenience is adequate: grocery and pharmacy access sit above national medians, while cafes and parks are limited — a common suburban tradeoff that can modestly affect walkable appeal but not necessarily drive leasing outcomes.
Schools in the area average roughly mid-to-high performance, landing around the 70th percentile nationally, which can bolster family renter retention. Neighborhood renter-occupied share is elevated (78th percentile nationally), indicating a deeper tenant base for multifamily relative to many locations. By contrast, the neighborhood’s occupancy rate is below the metro median, pointing to leasing execution and marketing as key value drivers.
Within a 3-mile radius, demographics reflect a stable tenant pool with near-flat recent population change and rising household incomes, supporting rent collections and renewal potential. Home values are relatively moderate for New York, which can introduce some competition from ownership; however, a rent-to-income ratio around the neighborhood that sits near the national middle (about 60th percentile) suggests affordability pressure is manageable, aiding lease stability.
The subject’s 1983 construction is newer than much of the local housing stock (average vintage skews early-1950s), providing an edge on functional layouts and systems. Investors should still underwrite targeted modernization and common-area updates to sharpen competitive positioning against both older product and scattered-site rentals.
Public safety is an important underwriting factor for multifamily, but neighborhood-level crime metrics are not available in WDSuite for this location. Investors typically benchmark against city and county trend reports and monitor property-level security and lighting standards as part of risk management.
Nearby corporate offices diversify the employment base and support renter demand through steady commuting patterns, led by technology, life sciences, beverage, and distribution employers noted below.
- Xerox Corporation — technology and printing (6.6 miles)
- Thermo Fisher Scientific — life sciences (10.8 miles)
- Constellation Brands — beverage alcohol (15.5 miles) — HQ
- Constellation Brands, Inc. — beverage alcohol (17.4 miles)
- Wesco Distribution — electrical distribution (19.4 miles)
Built in 1983 with 38 units, the property is newer than much of the surrounding housing, offering a functional platform for value-add upgrades. Neighborhood renter concentration is high relative to national norms, while occupancy sits below the metro median — a mix that points to demand depth alongside achievable operational upside. According to CRE market data from WDSuite, local services are adequate and schools test above national medians, which can aid renewal performance even as amenity density is limited.
Within a 3-mile radius, incomes have been trending higher and forecasts call for modest population growth and stronger household earnings through the mid-term, supporting rent levels and collections. Ownership costs are comparatively moderate for the region, so underwriting should account for some competition from entry-level ownership, but the area’s elevated renter-occupied share and projected rent growth indicate continued reliance on multifamily housing.
- 1983 vintage offers competitive bones with clear value-add and modernization pathways
- Elevated renter-occupied share supports a deeper tenant base and leasing velocity
- Rising 3-mile household incomes and steady services underpin rent collections and renewals
- Operational upside: neighborhood occupancy trails metro median, suggesting room to improve
- Risks: limited amenity density and competition from ownership options may temper pricing power