| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Poor |
| Demographics | 40th | Poor |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3860 Pleasant Ave, Hamilton, OH, 45015, US |
| Region / Metro | Hamilton |
| Year of Construction | 1975 |
| Units | 24 |
| Transaction Date | 1995-11-01 |
| Transaction Price | $1,530,000 |
| Buyer | MILLER ROBERT |
| Seller | HERRA INC |
3860 Pleasant Ave, Hamilton OH Multifamily Investment
Neighborhood occupancy trends are stable and track slightly above national medians, according to WDSuite’s CRE market data, supporting steady renter demand at this 24-unit asset.
Positioned in an inner-suburban pocket of the Cincinnati metro, the neighborhood carries a C+ rating and sits 411th of 611 metro neighborhoods. Occupancy in the immediate area is healthy and has improved over the past five years, with the local rate landing above the national median. That backdrop supports consistent leasing for smaller-unit properties.
Amenity access is mixed. Parks are a relative strength, with the neighborhood ranking 18th out of 611 locally and in the top quartile nationally for park density, which can aid resident satisfaction. Grocery access is also competitive versus many areas nationally, while cafés, restaurants, and pharmacies are thin within the neighborhood itself, placing a premium on short drives for daily needs.
Demographic figures aggregated within a 3-mile radius show a growing household base and modest population growth, with projections through 2028 indicating further increases in households and incomes—expanding the local renter pool and helping support occupancy stability and renewal rates. The share of housing units that are renter-occupied in this radius is material, signaling depth for multifamily demand rather than reliance on a narrow tenant segment.
Home values in this part of Butler County are lower than many U.S. neighborhoods, which can introduce some competition from entry-level ownership. At the same time, modest rent-to-income levels suggest manageable affordability pressure for renters, supporting retention and measured pricing power for operators. School ratings in the neighborhood trend below national medians, a consideration for operators targeting family renters.
Safety indicators are mixed when comparing local and national lenses. Within the Cincinnati metro, the neighborhood’s crime rank is 101 out of 611 neighborhoods (lower ranks indicate higher crime), so it performs below many peer areas locally. Nationally, however, WDSuite places the neighborhood around the 63rd percentile for overall safety, which is above the U.S. median.
Recent trends point to a notable decline in violent incidents year over year, while property-related offenses have been relatively steady with a slight uptick. For investors, this suggests monitoring near-term trends while acknowledging that the broader national comparison remains favorable.
The area is supported by a diverse employment base spanning energy, insurance, steel, healthcare services, and financial services—providing commute convenience that underpins renter demand and lease retention for workforce-oriented units. The employers listed below reflect nearby office and headquarters presence.
- Duke Energy — energy services (1.8 miles)
- Cincinnati Financial — insurance (3.9 miles) — HQ
- AK Steel Holding — steel manufacturing offices (7.3 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (7.5 miles)
- Prudential Financial — financial services (9.0 miles)
This 24-unit property benefits from neighborhood occupancy that trends above national medians and a growing 3-mile household base, supporting day-to-day leasing and renewals. Parks and grocery access are relative strengths, and modest rent-to-income levels point to manageable affordability pressure—factors that can aid retention and steady operations.
According to CRE market data from WDSuite, local safety benchmarks compare favorably at the national level even as the metro rank suggests closer monitoring, and nearby anchors in energy, insurance, steel, and healthcare provide a diversified employment backdrop that supports renter demand. Operators should weigh the amenity-light retail mix and below-median school ratings against the area’s stable occupancy and expanding renter pool.
- Neighborhood occupancy above national medians supports leasing stability
- Expanding 3-mile household base and income growth bolster the renter pool
- Parks and grocery access strengthen livability and renewal potential
- Diverse nearby employers (energy, insurance, steel, healthcare) aid demand
- Risks: amenity-light retail mix, below-median school ratings, and metro-relative safety rank warrant monitoring