| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1425 Central Ave, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 1990 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1425 Central Ave Middletown OH Multifamily Investment
Neighborhood data points to stable renter demand and improving occupancy, according to CRE market data from WDSuite, with metrics reflecting the surrounding area rather than this specific property. A 1990 vintage positions the asset competitively versus older local stock.
Livability signals are mixed but investable for workforce housing. The area benefits from strong daily-needs access — grocery and pharmacy density tracks in the top quartile nationally, while restaurants are in the top decile. By contrast, cafes and park access are limited, which may temper lifestyle appeal and amenity-driven premiums.
For investors screening demand depth, neighborhood occupancy has trended up and the share of renter-occupied housing units is among the highest in the Cincinnati metro, indicating a large tenant pool and potential leasing resilience. These are neighborhood metrics and not property-level occupancy.
Within a 3-mile radius, population and household counts have grown in recent years, with households expanding faster than population — a pattern that typically supports a larger tenant base and steadier absorption. Forecasts in WDSuite’s CRE market data indicate additional household growth through the next five years, which can support occupancy stability and renewal rates.
Affordability dynamics suggest balanced retention risk: neighborhood rent-to-income sits near the low- to mid-20% range, and home values in the immediate area are comparatively low for the region. That mix can sustain renter reliance on multifamily housing while also introducing some competition from entry-level ownership — an important consideration for pricing and lease management in multifamily property research.
Safety indicators present a nuanced picture. Nationally, violent and property offense metrics benchmark in the upper percentiles (safer relative to most U.S. neighborhoods), while within the Cincinnati metro the neighborhood reads above the metro average for reported crime. Investors should underwrite with both views in mind: regional positioning that is more challenged versus nearby submarkets, but comparatively favorable positioning in national context.
Given these mixed signals, prudent measures include confirmed security practices, lighting and access controls, and coordination with local community resources. Treat crime trends as a neighborhood consideration rather than a property-specific claim and validate during due diligence using recent, localized datasets.
Proximity to major employers supports a broad commuter tenant base and leasing stability, with access to metals manufacturing, healthcare services, energy utilities, insurance, and financial services reflected below.
- AK Steel Holding — steel manufacturing (13.0 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (14.4 miles)
- Duke Energy — energy utilities (14.5 miles)
- Anthem Inc Mason Campus II — insurance (15.2 miles)
- Cincinnati Financial — insurance (15.8 miles) — HQ
This 1990, 40-unit asset sits in a renter-heavy neighborhood where daily-needs access is strong and restaurants are abundant, supporting workforce appeal. Within a 3-mile radius, recent growth in households and projected increases point to a larger tenant base over time, which can help sustain occupancy and renewals. Based on commercial real estate analysis from WDSuite, local rent levels and rent-to-income conditions indicate manageable affordability pressure that can aid retention.
Relative to the neighborhood’s older housing stock, the property’s vintage should compete well while still benefiting from targeted modernization to drive rent premiums. Key underwrite considerations include potential competition from comparatively low-cost ownership options and locally elevated crime in a metro context; amenity-light features nearby (limited parks/cafes) may cap premium positioning but are offset by strong access to groceries, pharmacies, and major employers.
- Renter-heavy neighborhood and improving occupancy support leasing stability
- 1990 vintage offers competitive position versus older local stock with value-add upside
- 3-mile household growth and forecasts expand the tenant base over time
- Daily-needs access (grocery/pharmacy, restaurants) supports workforce demand
- Risks: metro-relative crime, limited parks/cafes, and competition from entry-level ownership