| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 43rd | Fair |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 111 Bavarian St, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 1974 |
| Units | 36 |
| Transaction Date | 2006-04-17 |
| Transaction Price | $6,039,800 |
| Buyer | BAVARIAN WOODS OWNER LLC |
| Seller | BAVARIAN WOODS LLC |
111 Bavarian St Middletown Multifamily Investment
Neighborhood fundamentals point to stable renter demand, with occupancy at the top of the Cincinnati metro; these metrics reflect the neighborhood rather than the property, according to WDSuite’s CRE market data. Mid-range rents and a favorable rent-to-income profile suggest room for disciplined revenue management without overextending residents.
Located in a suburban pocket of Middletown within the Cincinnati metro, the area shows balanced livability drivers for workforce-oriented housing. Grocery access and parks are competitive among Cincinnati neighborhoods, and park access trends into the top quartile nationally, while cafes and pharmacies are thinner locally—an operational consideration for marketing and tenant mix.
Rents track near the metro middle with steady five-year growth, supporting underwriting that prioritizes occupancy and retention over outsized rent spikes. The neighborhood s occupancy ranks first among 611 Cincinnati neighborhoods, indicating exceptionally tight conditions at the neighborhood level that can support leasing stability for nearby assets over a cycle.
Within a 3-mile radius, demographic data shows modest population growth and an expanding household base through 2028, implying a larger tenant pool over time. The renter-occupied share is roughly one-third, providing depth for multifamily demand while still leaving headroom for professionally managed product to differentiate on quality and management.
Ownership costs are relatively accessible compared to coastal markets, which can create some competition with entry-level home purchases; however, this also tends to support steady renter retention where professionally managed properties can compete on convenience, maintenance, and location. School quality rates below national averages, which investors may weigh when positioning toward households with school-age children.
Comparable neighborhood crime estimates are not available in WDSuite for this location, so metro-relative safety positioning cannot be quantified here. Investors typically benchmark city and county trend data alongside property-level history and insurance feedback to assess risk and operating costs, rather than relying on block-level anecdotes.
Regional employment anchors within commuting range support renter demand, particularly for workforce and professional tenants tied to manufacturing, utilities, insurance, and healthcare services. The list below highlights nearby corporate offices relevant to leasing stability for Middletown assets.
- AK Steel Holding — steel manufacturing (13.4 miles) — HQ
- Anthem Inc Mason Campus II — insurance services (13.9 miles)
- Humana Pharmacy Solutions — healthcare services (14.7 miles)
- Duke Energy — utilities offices (16.1 miles)
- Cincinnati Financial — insurance (17.0 miles) — HQ
This 36-unit asset offers scale for professional management in a suburban Middletown location where neighborhood occupancy ranks at the top of the Cincinnati metro. Balanced amenities and mid-market rent positioning favor strategies focused on retention and steady absorption rather than peak rent growth. Based on CRE market data from WDSuite, rent levels align with a favorable rent-to-income profile, supporting prudent revenue management while maintaining leasing velocity.
Built in 1974, the property likely benefits from value-add and systems modernization opportunities that can improve competitiveness versus newer product. Within a 3-mile radius, population and household growth through 2028 indicate a gradually expanding renter pool, which can help sustain occupancy. Key risks include below-average school ratings, mixed amenity depth, and potential competition from relatively accessible ownership options; these factors argue for thoughtful unit upgrades and service differentiation to maintain pricing power.
- Neighborhood occupancy leads the Cincinnati metro, supporting leasing stability
- Mid-market rents with favorable rent-to-income support disciplined growth
- 1974 vintage presents value-add and modernization potential
- 3-mile population and household growth expand the tenant base through 2028
- Risks: lower school ratings, uneven amenity depth, and competition from ownership