| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Best |
| Demographics | 33rd | Fair |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1102 W Robb Ave, Lima, OH, 45801, US |
| Region / Metro | Lima |
| Year of Construction | 2008 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1102 W Robb Ave, Lima OH Multifamily Investment
Neighborhood indicators point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with positioning that favors retention over aggressive rent growth. A newer 2008 vintage versus older area stock supports competitive leasing in a workforce-driven location.
This Inner Suburb neighborhood is rated A and ranks 3 out of 45 metro neighborhoods, signaling strong local fundamentals for income housing. Neighborhood occupancy is high and has trended upward, and the share of units that are renter-occupied is elevated, indicating a deeper tenant base and potential stability through cycles (these metrics reflect the neighborhood, not this property).
Vintage matters for positioning: the property’s 2008 construction is newer than the neighborhood’s average 1971 stock, which supports competitive leasing versus older assets while still warranting routine capital planning for mid-life systems or targeted upgrades to sustain renter appeal.
Livability is anchored by daily-needs access: grocery and pharmacy density rank near the top among 45 metro neighborhoods, while parks and cafes are limited. For investors, this mix supports convenience-driven retention but suggests fewer lifestyle amenities, which can moderate rent premiums relative to amenity-rich districts.
Within a 3-mile radius, recent years show essentially flat household counts with modest population softness, while WDSuite projections point to an increase in households over the next five years, expanding the renter pool and supporting occupancy. Median rents in the neighborhood sit at the lower end of the metro distribution and rent-to-income levels are comparatively manageable, which can aid lease renewal rates; however, more accessible ownership costs locally may create competition for some renter cohorts, tempering pricing power.
Safety trends should be evaluated in context. The neighborhood’s crime profile sits below the national midpoint (national percentile in the low 40s), indicating it is not among the safer areas nationally. Within the Lima metro’s 45 neighborhoods, it falls in the back half of the pack rather than the leaders.
That said, recent momentum is constructive: estimated violent and property offense rates have declined year over year, with double-digit reductions reported by WDSuite’s CRE data. For underwriting, this trajectory may modestly support tenant retention expectations, but prudent assumptions and property-level measures remain appropriate.
Regional employers provide a steady employment base that can underpin workforce housing demand and commute-driven leasing, including the energy and corporate services sector listed below.
- Marathon Petroleum — energy headquarters (31.3 miles) — HQ
The investment case centers on durable occupancy and renter depth. The neighborhood ranks near the top of the Lima metro and maintains very high occupancy alongside a high share of renter-occupied housing units, indicating a sizable tenant base. The property’s 2008 vintage is newer than much of the surrounding stock, supporting competitive positioning versus older assets; targeted mid-life upgrades can further differentiate it without the full capex burden of pre-2000 assets. According to WDSuite’s commercial real estate analysis, local rents and rent-to-income levels suggest manageable affordability pressure that can sustain renewals, though pricing power may be moderate.
Forward-looking demographics within a 3-mile radius indicate households are expected to increase, pointing to renter pool expansion that supports stable absorption. Daily-needs retail access is strong (grocery and pharmacy), while limited parks and cafes imply fewer lifestyle-driven premiums. Investors should balance these strengths against modest income levels locally and a crime profile that, while improving, remains below national averages.
- High neighborhood occupancy and elevated renter-occupied share support demand stability
- 2008 construction offers competitive positioning versus older area stock with manageable mid-life capex planning
- Daily-needs amenity access (grocery, pharmacy) aids retention and everyday convenience
- 3-mile projections indicate household growth, expanding the tenant base for leasing
- Risks: moderate pricing power given accessible ownership options, modest household incomes, and a safety profile that trails national averages