| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 43rd | Fair |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 201 Bavarian St, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 1974 |
| Units | 36 |
| Transaction Date | 2011-06-03 |
| Transaction Price | $4,456,930 |
| Buyer | BAVARIAN WOODS OWNER LLC |
| Seller | BAVARIAN WOODS LLC |
201 Bavarian St Middletown Multifamily Investment, Cincinnati Metro
Neighborhood occupancy is exceptionally tight, pointing to steady renter demand and potential leasing stability, according to CRE market data from WDSuite. This positioning within the Cincinnati metro supports a defensive income profile when underwritten conservatively at the neighborhood—not property—level.
Situated in Middletown’s suburban fabric within the Cincinnati metro, the property benefits from neighborhood fundamentals that signal durable rental demand. WDSuite’s CRE market data indicates the area maintains very tight occupancy—competitive nationally—which typically supports rent collections and reduces downtime between turns at the neighborhood level.
Renter-occupied share is modest locally, suggesting an owner-leaning neighborhood; however, the surrounding 3-mile radius aggregates a wider renter pool, which helps underpin leasing depth for well-positioned multifamily assets. For investors, this points to a stable, needs-based audience that values convenience and value.
Amenity access is mixed. Parks and groceries are reasonably represented for a suburban location, while cafes and pharmacies are sparse—operators may want to emphasize on-site conveniences and service reliability in the marketing narrative. Average school ratings trail national norms, which can shape unit mix and positioning toward workforce households and smaller households.
Affordability dynamics remain comparatively favorable for renters: neighborhood rent-to-income levels sit at manageable ranges and median asking rents have risen over the past five years, supporting pricing power without overextending residents. Median home values remain lower than high-cost metros, which can introduce some competition from entry-level ownership; thoughtful amenity upgrades and maintenance execution can help preserve retention.
Comparable neighborhood safety metrics are not available in WDSuite for this location. Investors commonly benchmark city and county trend lines and review owner operations, lighting, and access controls to contextualize risk and align underwriting with local norms.
Employment access is diversified within a 15–30 mile commute, supporting renter retention for workforce households tied to manufacturing, insurance/financial services, and utilities. Notable employers within this band include AK Steel, Anthem, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial.
- AK Steel Holding — steel manufacturing (13.3 miles) — HQ
- Anthem Inc Mason Campus II — insurance services (13.8 miles)
- Humana Pharmacy Solutions — healthcare/pharmacy (14.6 miles)
- Duke Energy — utilities (16.0 miles)
- Cincinnati Financial — insurance (17.0 miles) — HQ
The investment case centers on neighborhood-level occupancy strength, consistent suburban demand drivers, and access to a broad employment base within commuting range. Based on CRE market data from WDSuite, the submarket’s tight occupancy and manageable rent-to-income dynamics support income durability when paired with disciplined operations and resident experience.
The surrounding 3-mile area is expected to see continued population and household growth, expanding the renter pool over the medium term. While the immediate neighborhood remains more owner-leaning and amenities are uneven, thoughtful asset management and value-forward positioning can sustain leasing and retention.
- Tight neighborhood occupancy supports stable collections and reduced downtime
- Rent-to-income levels are manageable, aiding renewal probability and pricing power
- Broader 3-mile radius points to renter pool expansion over the next few years
- Diversified employers within 15–30 miles bolster workforce housing demand
- Risks: lower school ratings, owner-leaning tenure, and limited walkable amenities require targeted positioning