| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Fair |
| Demographics | 59th | Best |
| Amenities | 19th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 111 Cam Ct, Lima, OH, 45805, US |
| Region / Metro | Lima |
| Year of Construction | 1977 |
| Units | 45 |
| Transaction Date | 2019-05-17 |
| Transaction Price | $1,300,000 |
| Buyer | TETRAD PARTNERS LLC |
| Seller | KATTERHENRY INVESTMENT PROPERTIES LLC |
111 Cam Ct Lima Multifamily Investment Potential
Neighborhood occupancy has remained stable and in line with local patterns, according to WDSuite s CRE market data, suggesting steady renter demand for a 45-unit asset in this submarket of Lima, Ohio.
111 Cam Ct sits in a rural-leaning pocket of the Lima, OH metro with a B+ neighborhood rating (ranked 14th among 45 metro neighborhoods). For investors, this places the asset above the metro median while remaining cost-conscious relative to larger Ohio markets.
Rents in the neighborhood are competitive locally (median contract rent ranks 5th of 45 metro neighborhoods), though closer to mid-pack when compared nationwide. Neighborhood occupancy has been stable, supporting leasing durability without implying outsized pricing power. Within a 3-mile radius, about one-third of housing units are renter-occupied, indicating a defined tenant base that can support consistent leasing, while the remaining owner share can moderate volatility.
The property s 1977 vintage is newer than the area s average construction year (1968 across the neighborhood). That positioning can reduce near-term functional obsolescence versus older stock, while still leaving room for targeted modernization or systems upgrades that can enhance competitiveness against both older and recently renovated peers.
Demographics within 3 miles show multi-year population and household growth, with households projected to expand further even as population trends flatten slightly—pointing to smaller household sizes and a broader renter pool over time. Median household incomes in the neighborhood test above many peer areas locally, and the rent-to-income profile suggests manageable affordability pressure—factors that can support retention and occupancy through cycles.
Local amenities are limited in immediate walkable proximity (few cafes, groceries, parks, or pharmacies in-neighborhood), so residents rely on broader Lima for daily needs. For investors, that typically supports a drive-to-amenities renter profile; it may also increase the value of on-site conveniences and well-maintained common areas to aid lease retention.
Neighborhood-level safety indicators are competitive relative to the Lima, OH metro, landing around the middle of the pack (crime rank 25 out of 45 neighborhoods). Compared with neighborhoods nationwide, overall property and violent offense measures sit near the national midpoint, with recent data pointing to a noteworthy year-over-year improvement in violent offense rates. These trends suggest conditions that neither materially hinder nor unduly boost leasing, but continued monitoring is prudent for pricing and marketing strategy.
Regional employers help support renter demand through commutable jobs. Notable among them is Marathon Petroleum, a large energy employer with a regional headquarters presence accessible by car from the property.
- Marathon Petroleum — energy HQ (34.8 miles) — HQ
111 Cam Ct offers a pragmatic workforce-oriented thesis: a 45-unit, 1977-vintage asset positioned newer than the neighborhood average, in a submarket where occupancy and rents have been steady and locally competitive. Based on commercial real estate analysis from WDSuite, neighborhood rent levels rank in the top quartile locally while remaining moderate nationally, supporting a balance of absorption and retention rather than a pure rent-growth play.
Within a 3-mile radius, household growth and a projected increase in households despite flat population point to smaller household sizes and a broader renter pool over time. Ownership remains relatively accessible in the area, which can create some competition with for-sale housing; however, the rent-to-income profile indicates manageable affordability pressure that can support occupancy stability when paired with disciplined lease management and targeted unit upgrades.
- Newer-than-neighborhood vintage (1977) with potential value-add through targeted modernization.
- Top-quartile local rent positioning supports steady absorption without overreliance on outsized rent growth.
- Stable neighborhood occupancy and a defined renter base underpin leasing durability.
- 3-mile household growth and smaller projected household sizes expand the renter pool over time.
- Risk: limited immediate amenities and accessible homeownership can pressure pricing power—mitigate via onsite improvements and retention-focused operations.