| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Good |
| Demographics | 61st | Best |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 310 Elida Rd, Delphos, OH, 45833, US |
| Region / Metro | Delphos |
| Year of Construction | 1988 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
310 Elida Rd, Delphos OH Multifamily Investment
Stabilized neighborhood occupancy and a deep affordability cushion point to steady renter retention, according to WDSuite’s CRE market data. Positioning in the Lima metro’s owner‑heavy submarket supports durable demand for well‑managed units.
Located in a rural pocket of the Lima, OH metro, the neighborhood is rated B+ and ranks 15 out of 45 metro neighborhoods, placing it above the metro median for overall performance. Neighborhood apartment occupancy is reported for the area rather than the property, and sits in a generally healthy range with recent stability relative to peers (rank 18 of 45; national percentile 64), based on CRE market data from WDSuite.
Livability is anchored by strong schools (average rating 4.0; rank 4 of 45), which is top quartile nationally. Amenities are limited consistent with a rural setting: cafes, parks, and pharmacies are sparse, while basic retail access is present with some grocery options (rank 18 of 45). This favors properties that offer on‑site conveniences and efficient operations to support retention.
Within a 3‑mile radius, demographics indicate a modest contraction in population over the last five years alongside a rise in total households, signaling smaller household sizes and a reshaped renter pool. Looking ahead, households are projected to increase further by 2028, which implies a larger tenant base and supports occupancy stability for professionally managed multifamily assets.
Ownership remains prevalent locally. Median home values and a low value‑to‑income ratio point to a more accessible ownership market, which can introduce competition for renters. Countering that, neighborhood rent‑to‑income sits at a low 0.08 and 91st percentile nationally, indicating limited affordability pressure that can aid lease retention and measured pricing power. Investors should monitor how ownership alternatives and amenity scarcity influence leasing velocity and renewal strategies.
Safety indicators are discussed at the neighborhood level, not the property. Compared with neighborhoods nationwide, the area trends safer than average overall (national percentile 59) and roughly around the metro median (crime rank 23 of 45). Recent direction is constructive: property offenses have declined year over year, placing improvement in a stronger national bracket.
Violent‑offense metrics sit near the national midpoint (national percentile 51) with a modest year‑over‑year improvement. For underwriting, this profile supports typical Class B workforce housing expectations in smaller metros, while reinforcing the need for standard security, lighting, and property‑level management practices.
Regional employment is diversified at the metro level, with commuting access to major energy operations that can support renter demand and retention. Notable nearby employer:
- Marathon Petroleum — energy refining (37.6 miles) — HQ
Built in 1988, the asset is newer than much of the surrounding housing stock (area average vintage is 1960), offering competitive positioning versus older properties while still warranting selective system updates and modernization planning. Neighborhood occupancy is healthy and above the metro median, and rent burdens are low, which together support retention and predictable operations. According to CRE market data from WDSuite, the submarket’s owner‑heavy profile and stable schools further underpin steady renter demand for well‑managed units.
Within a 3‑mile radius, households have increased despite slight population contraction, and are projected to rise further by 2028—signals that point to a gradually expanding tenant base and support for occupancy stability. Key watch items include limited neighborhood amenities and potential competition from accessible ownership, which call for disciplined leasing strategy and targeted value‑add to differentiate.
- 1988 vintage is newer than local stock, offering competitive positioning with targeted capex for modernization
- Neighborhood occupancy above metro median supports stable cash flow and leasing
- Low rent‑to‑income ratio indicates limited affordability pressure and aids retention
- 3‑mile household growth outlook expands the renter pool and supports demand
- Risks: amenity scarcity in a rural setting and competition from accessible ownership options