| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Poor |
| Demographics | 53rd | Fair |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15 Rotterdam Rd, Sodus, NY, 14551, US |
| Region / Metro | Sodus |
| Year of Construction | 1973 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15 Rotterdam Rd, Sodus NY — Small-Scale Multifamily Opportunity
Steady neighborhood occupancy and manageable rent-to-income dynamics point to durable renter demand, according to WDSuite’s CRE market data, with potential value-add upside at this 1973 asset.
Located in a rural pocket of the Rochester, NY metro, the neighborhood trends below the metro median among 359 neighborhoods (C+ rating), but offers a pragmatic entry point for small-scale multifamily. Neighborhood occupancy has improved over the past five years and sits in the high-80% range, supporting baseline leasing stability for a 34-unit property.
Livability is modest: cafes and parks are sparse, while everyday services are present but limited. Pharmacy access compares favorably versus national norms, and a few grocery options are reachable, though overall amenities trail stronger suburban nodes. Average school ratings sit below national averages, which may influence family-oriented demand but is less critical for workforce-oriented tenant profiles.
Within a 3-mile radius, households have expanded meaningfully in recent years and are projected to continue growing, indicating a larger tenant base ahead and reinforcing occupancy stability. Median incomes have risen, and rent levels remain relatively manageable for local earners, which can aid retention and reduce turnover risk.
Vintage matters for competitive positioning: the property’s 1973 construction is newer than much of the area’s older housing stock, which can be an advantage versus pre-war comparables. Investors should still plan for selective modernization and system updates to improve durability and capture value-add returns.
Neighborhood-level crime data for this area is not available in WDSuite at this time. Investors commonly benchmark safety by reviewing county and municipal reports, local law enforcement trend summaries, and multi-year comparisons to understand directionality rather than single-year snapshots.
Given the rural context, on-the-ground diligence—such as drive-bys at different times of day and conversations with nearby operators—can help contextualize safety perceptions and their potential impact on leasing and retention.
Proximity to regional corporate offices provides employment anchors that can support renter demand and lease retention for workforce tenants. Notable employers within commuting range include Xerox, Thermo Fisher Scientific, Constellation Brands, and Wesco Distribution.
- Xerox Corporation — corporate offices (17.1 miles)
- Thermo Fisher Scientific In Fairport Ny — corporate offices (19.1 miles)
- Constellation Brands — corporate offices (23.8 miles) — HQ
- Wesco Distribution — corporate offices (30.0 miles)
This 1973, 34-unit property offers a low-density, workforce-oriented play with steady neighborhood occupancy and a renter base supported by manageable rent-to-income levels. Based on CRE market data from WDSuite, neighborhood occupancy has trended upward, and the property’s vintage is newer than much of the local housing stock—positioning it well against older comparables while leaving room for targeted renovations to enhance rentability.
Within a 3-mile radius, population and household counts have grown and are projected to continue rising, which points to a gradually expanding renter pool and supports leasing stability. Amenity coverage is thin and schools rate below national averages, so underwriting should emphasize practical access and workforce demand rather than lifestyle drivers. Regional employers within commuting distance help underpin everyday leasing, but performance will hinge on disciplined operations and selective capex.
- Upward-trending neighborhood occupancy supports baseline stability
- 1973 vintage newer than area average, with value-add modernization potential
- 3-mile household and population growth expands the tenant base
- Workforce orientation supported by manageable rent-to-income dynamics
- Risks: thin amenities, below-average schools, and small local renter base require conservative underwriting