| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 35th | Poor |
| Amenities | 7th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1890 Vista Cir, Aberdeen, OH, 45101, US |
| Region / Metro | Aberdeen |
| Year of Construction | 1977 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1890 Vista Cir Aberdeen Multifamily Investment
Rural submarket with improving neighborhood occupancy and low rent-to-income levels that can support retention and measured rent steps, according to WDSuite’s CRE market data. A modest renter base suggests steady but selective demand suited to disciplined leasing management.
This rural pocket of the Cincinnati metro offers quiet surroundings but limited day-to-day amenities, with few cafes, groceries, parks, or childcare options nearby. For investors, the setting points to a value orientation rather than lifestyle-driven premiums, with competition centered on price, condition, and basic convenience over amenity packages.
Neighborhood occupancy is below national norms but has trended up over the last five years, signaling gradual stabilization rather than late-cycle softness. Rents in the area skew low relative to incomes, which supports lease retention while leaving room for measured rent growth where renovations justify improved positioning.
Renter-occupied housing accounts for roughly one-quarter of neighborhood units, indicating a smaller but durable tenant pool. Within a 3-mile radius, recent population dipped slightly while average household size held steady; forward-looking estimates point to population growth and a sizable increase in household count alongside smaller household sizes. For multifamily, this combination can expand the tenant base over time and support occupancy stability at workforce price points.
Home values locally sit below national averages, which can make ownership relatively accessible. For operators, that context emphasizes competitive pricing and refreshed product to maintain leasing velocity, while the area’s low rent-to-income levels can help sustain retention and reduce turnover risk.
Based on neighborhood indicators, property and violent offense rates benchmark above national averages for safety, landing in the upper half of neighborhoods nationwide. Year-over-year readings have shown volatility, so underwriting should emphasize trend review rather than a single snapshot, but the comparative positioning suggests conditions that are generally supportive of multifamily operations relative to many U.S. neighborhoods.
Built in 1977, this 50-unit asset presents classic value-add potential: an older vintage that can benefit from targeted capital improvements in interiors, common areas, and building systems to elevate positioning versus dated stock. The immediate neighborhood shows lower occupancy than national norms but an improving trajectory, and low rent-to-income levels point to a workable balance of affordability and pricing power when paired with renovations and disciplined operations.
Within a 3-mile radius, projections indicate population growth and a notable increase in household count with smaller household sizes, which supports a broader renter pool and steadier lease-up over time. According to CRE market data from WDSuite, the area’s ownership costs are comparatively accessible, so competitive rent setting and refreshed unit quality will be key to defending demand against entry-level ownership alternatives.
- Value-add upside: 1977 vintage supports ROI from targeted renovations and system updates.
- Improving fundamentals: neighborhood occupancy has risen over five years, indicating gradual stabilization.
- Affordability supports retention: low rent-to-income levels enable measured rent steps with upgraded product.
- Demand outlook: 3-mile projections show population growth and more households, expanding the renter base.
- Risks: smaller renter concentration in a rural, amenity-light location requires sharp pricing and asset quality.