| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 60th | Best |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 45 E 4th St, The Plains, OH, 45780, US |
| Region / Metro | The Plains |
| Year of Construction | 2010 |
| Units | 60 |
| Transaction Date | 2009-12-29 |
| Transaction Price | $1,193,700 |
| Buyer | HICKORY CREEK ESTATES LTD |
| Seller | PLAINS PLAZA LTD |
45 E 4th St The Plains Multifamily Investment
Stabilized renter demand in a suburban Athens submarket with competitive positioning versus older stock, according to WDSuite s CRE market data. Expect steady leasing from a deep renter base and practical affordability that supports retention.
Located in The Plains within the Athens, OH metro, the property sits in a suburban neighborhood rated A+ and ranked 2 out of 31 metro neighborhoods competitive among Athens locations. Local occupancy is measured at the neighborhood level at 91.1%, with five-year stability that supports predictable operations for well-managed assets.
The building s 2010 vintage is newer than the neighborhood s average construction year of 1987, which can enhance leasing competitiveness versus older inventory. Investors should still plan for routine system updates over the hold, but the relative age advantage reduces near-term capital intensity compared with legacy stock.
Within a 3-mile radius, renter-occupied housing accounts for a majority share of units, indicating a large tenant base and demand depth for multifamily. Household counts have inched higher even as population trends have been mixed, implying smaller household sizes and a sustained need for rental options that can support occupancy stability.
Amenity access is moderate cafes and parks index near the middle to upper-middle nationally, while grocery and restaurants are more mixed. Average school ratings in the area are on the lower side, which may tilt demand toward smaller household renters and value-focused segments rather than families prioritizing top-rated schools.
Home values in the neighborhood sit in a mid-range context for the region, and the area s rent-to-income metrics point to manageable affordability pressure. For investors, this combination typically supports lease retention and pragmatic pricing power without over-reliance on aggressive rent steps.
Neighborhood safety benchmarks are comparatively favorable. The area ranks 10 out of 31 among Athens metro neighborhoods competitive locally and sits in the upper tier nationwide by percentile for lower crime incidence. Recent year-over-year trends show meaningful declines in both violent and property offenses, which supports renter confidence and helps reduce non-operational risk to the business plan. All figures reference the neighborhood context rather than the property itself.
Regional employers within commuting range help underpin renter demand, with distribution and consumer goods providing stable payrolls that support consistent leasing.
- General Mills consumer goods (28.8 miles)
- Autozone Distribution Center distribution & logistics (44.5 miles)
This 60-unit asset at 45 E 4th St was built in 2010, offering a relative age advantage versus the neighborhood s older average stock. In a suburban Athens location with competitive neighborhood ranking and steady neighborhood occupancy, the asset is positioned to capture stable renter demand. Smaller average unit sizes can align with value-focused renters, supporting leasing velocity and broadening the tenant pool.
Within a 3-mile radius, a high share of renter-occupied housing and an expected increase in households point to a larger tenant base over time. According to CRE market data from WDSuite, local home values and rent-to-income dynamics suggest manageable affordability pressure, supporting retention and measured rent steps without outsized concessions. Investors should underwrite routine capex typical for a 2010 vintage and consider amenity-light submarket dynamics when setting expectations for rent premiums.
- 2010 vintage offers competitive positioning versus older neighborhood stock
- Competitive Athens neighborhood with steady neighborhood occupancy supports income stability
- High renter concentration within 3 miles deepens tenant pool and leasing resilience
- Affordability context supports retention and disciplined pricing power
- Risks: modest amenity depth and lower average school ratings may limit family-demand premiums; plan for routine capex over hold