| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 60th | Best |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 40 E 1st St, The Plains, OH, 45780, US |
| Region / Metro | The Plains |
| Year of Construction | 1982 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
40 E 1st St The Plains Multifamily Investment
Neighborhood occupancy trends sit above the metro median and renter concentration is high, supporting stable tenant demand according to WDSuite’s CRE market data.
Rated A+ and ranked 2 out of 31 Athens metro neighborhoods, the area is top quartile nationally for overall positioning and competitive among Athens neighborhoods. Neighborhood occupancy ranks 10 of 31, placing it above the metro median and consistent with steady leasing conditions rather than rapid turnover.
Livability is supported by a moderate mix of daily amenities: cafes and parks benchmark in the 60s national percentiles, and pharmacies are similarly accessible, while childcare options trail peers. Average school ratings trend below national norms, which may tilt demand toward younger renters and smaller households rather than families with school-age children.
Tenure patterns indicate depth in the renter base: the neighborhood’s renter-occupied share places in the 85th percentile nationally, signaling durable multifamily demand. Within a 3-mile radius, recent years show households increasing even as population edged down, pointing to smaller household sizes and a larger pool of renters per unit; forward-looking estimates suggest growth in both households and incomes, which supports occupancy stability and measured rent growth.
The property’s 1982 vintage is older than the neighborhood’s average construction year (1987), implying potential value-add via targeted renovations and systems upgrades to enhance competitiveness against slightly newer stock. On affordability, the neighborhood’s rent-to-income ratio trends near mid-national percentiles, which can aid retention, while a moderate value-to-income environment suggests some competition from ownership that owners should monitor when setting renewal strategies.
Safety indicators compare favorably in both national and metro contexts. Overall crime performance ranks 10 out of 31 within the Athens metro, indicating above-median standing locally. Nationally, the area sits in stronger percentiles for safety, with violent and property offense estimates benchmarking in higher (safer) percentiles compared to neighborhoods nationwide.
Recent trend data also point to improvement: one-year estimates show marked declines in both violent and property offenses, placing the neighborhood in top deciles for year-over-year improvement nationally. While conditions can vary block to block and over time, the comparative trajectory supports investor expectations for stability rather than deterioration.
Regional employment access includes large corporate operations that expand the commuter shed and support leasing, notably General Mills and an AutoZone distribution facility.
- General Mills — consumer packaged goods (29.1 miles)
- Autozone Distribution Center — distribution and logistics (44.0 miles)
This 40-unit asset at 40 E 1st St benefits from a neighborhood that ranks above the metro median for occupancy and maintains a high renter-occupied share, supporting depth of tenant demand. According to commercial real estate analysis from WDSuite, safety benchmarks compare well nationally and have improved year over year, reinforcing leasing stability. The surrounding 3-mile area shows rising household counts and income gains in forward estimates, which should translate into a broader renter pool and support for steady absorption.
Built in 1982, the property is older than nearby stock on average, creating a clear value-add path through selective renovations and system upgrades to strengthen positioning versus slightly newer comparables. Affordability metrics in the neighborhood indicate manageable rent-to-income levels that can aid retention, while moderately accessible ownership costs suggest monitoring potential competition from for-sale housing when calibrating rent growth and renewal strategies.
- Above-median neighborhood occupancy and high renter concentration support demand durability
- Comparative safety standing and recent improvement trends bolster leasing stability
- 1982 vintage offers value-add potential via targeted renovations and modernization
- 3-mile household and income growth projections expand the renter pool and support absorption
- Watchlist: moderate ownership accessibility may temper pricing power versus for-sale alternatives