| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 27th | Poor |
| Demographics | 45th | Fair |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5157 King St, Williamson, NY, 14589, US |
| Region / Metro | Williamson |
| Year of Construction | 1993 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5157 King St Williamson NY Multifamily Investment Opportunity
Neighborhood occupancy trends are modestly above national norms, suggesting steadier lease continuity for a smaller rural renter base, according to WDSuite’s CRE market data.
Williamson sits within the Rochester, NY metro and this rural neighborhood carries a B- rating, with amenities that are serviceable but limited relative to urban cores. Neighborhood-level occupancy is in the upper half nationally, which can support more predictable cash flow for stabilized assets. Average school ratings track near the national midpoint, and everyday services like groceries and pharmacies are present but not dense, reflecting the area’s lower-intensity land use.
The property’s 1993 vintage is newer than much of the surrounding housing stock (average construction year skews older), which can strengthen competitive positioning versus legacy assets. Investors should still plan for targeted modernization and system updates typical of 1990s construction to maintain standing against both renovated comparables and single-family rentals.
Neighborhood tenure data indicates a moderate renter-occupied share (about one-quarter of housing units), pointing to a thinner—but potentially durable—tenant pool. This typically favors operators who focus on retention, service quality, and renewal-driven NOI management over rapid lease-up tactics.
Within a 3-mile radius, recent trends show population softness alongside smaller household sizes, while forward-looking projections indicate growth in total households over the next several years. For multifamily owners, an expanding household base can support demand depth and occupancy stability even as the area remains predominantly owner-occupied.
Home values in this submarket are comparatively accessible for owners by national standards, which can introduce competition for some renter cohorts. At the same time, WDSuite’s rent-to-income benchmarking places this neighborhood in a nationally strong affordability position for renters, a dynamic that can bolster renewal rates and reduce turnover risk.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors commonly triangulate safety context using county and town resources, police blotters, and multi-year trend comparisons. Where data is available, comparing neighborhood ranks to Rochester metro peers and national percentiles can help assess whether conditions are above or below broader benchmarks.
Proximity to regional employers supports workforce housing dynamics and commute convenience for tenants, with a mix of technology, life sciences, beverage, and distribution employers serving as demand anchors.
- Xerox Corporation — technology and imaging (13.8 miles)
- Thermo Fisher Scientific — life sciences (16.3 miles)
- Constellation Brands — beverage alcohol (21.1 miles) — HQ
- Wesco Distribution — electrical distribution (26.7 miles)
- Dish Network — telecommunications (28.8 miles)
5157 King St offers a small-scale rural multifamily position in the Rochester metro, with neighborhood occupancy trending above national medians and renter affordability that supports retention. The 1993 construction is relatively newer than much of the local housing stock, providing a competitive edge versus older comparables, while still leaving room for targeted value-add through modernization and operational improvements.
Based on CRE market data from WDSuite, the surrounding neighborhood shows steady demand characteristics despite a smaller renter base, and forward projections within a 3-mile radius point to household growth that can reinforce leasing stability. Key considerations include measured amenity density and potential competition from homeownership, which place a premium on resident experience and renewal management.
- Neighborhood occupancy sits in the upper half nationally, supporting steadier cash flows for stabilized operations.
- 1993 vintage is competitively newer than nearby stock, with scope for targeted renovations to drive rent and retention.
- Strong renter affordability signals (via rent-to-income) can aid renewals and reduce turnover costs.
- Regional employers within commuting distance provide a durable workforce tenant base.
- Risks: thinner renter pool and lower amenity density in a rural context may temper lease-up velocity and pricing power.