| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 31st | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2030 Aaron Dr, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 2001 |
| Units | 59 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2030 Aaron Dr Middletown, Ohio Multifamily Investment
Based on CRE market data from WDSuite, the neighborhood's renter-occupied share of about 56% supports a deeper tenant base, while occupancy trends suggest operational upside through leasing and management.
Situated in Middletown's inner-suburban fabric of the Cincinnati metro, the neighborhood carries a B rating and ranks 277 out of 611 metro neighborhoods, placing it above the metro median. Amenity access is competitive among Cincinnati neighborhoods, supported by strong grocery and pharmacy availability (both tracking in higher national percentiles), and a broad restaurant presence; cafes and parks are relatively limited.
For investors, the renter concentration is a key demand signal: the share of housing units that are renter-occupied is elevated relative to the metro (ranked 50 of 611) and sits in the top quartile nationally, indicating depth in the tenant base and support for leasing stability across cycle turns, according to WDSuite's CRE market data. Neighborhood occupancy trends trail metro averages, suggesting room for management-driven gains through leasing, marketing, and unit positioning.
Within a 3-mile radius, recent years show population edging lower while household counts increased, implying smaller household sizes and steady expansion of the renter pool; forward-looking projections point to growth in both households and incomes, expanding the potential tenant base and supporting absorption. Neighborhood-level median rents benchmark below many U.S. areas, which can aid pricing competitiveness and limit turnover friction while still allowing measured revenue growth as units are refreshed.
Ownership costs in the immediate area are comparatively accessible versus high-cost markets, which may introduce some competition from entry-level ownership; however, elevated renter concentration and improving income trends suggest continued reliance on multifamily housing for a sizable share of households, supporting retention and sustained demand for well-managed communities.
Safety indicators present a nuanced picture. Relative to Cincinnati metro peers, the neighborhood aligns with areas that experience more incidents than the metro median, while certain offense categories compare favorably to national patterns (higher national percentiles indicate safer standing). Recent year-over-year shifts point to increases, so trend direction should be a focus during due diligence.
From an underwriting perspective, investors typically address this with practical measures such as lighting, access control, and community engagement, and by aligning insurance and operating budgets with observed trends rather than a single composite score.
A diversified employment base within roughly 12–16 miles supports renter demand and commute convenience for workforce housing, including AK Steel, Anthem, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial.
- AK Steel Holding - corporate offices (11.9 miles) - HQ
- Anthem Inc Mason Campus II - corporate offices (13.0 miles)
- Humana Pharmacy Solutions - corporate offices (13.3 miles)
- Duke Energy - corporate offices (14.5 miles)
- Cincinnati Financial - corporate offices (15.5 miles) - HQ
Built in 2001, this 59-unit property is newer than the neighborhood's average vintage, which can strengthen competitive positioning versus older local stock while still leaving scope for targeted modernization of systems and common spaces. According to CRE market data from WDSuite, neighborhood occupancy trends sit below metro averages, creating potential to capture upside through leasing execution, marketing, and unit upgrades. A smaller average unit size points to compact layouts that can appeal to cost-conscious renters, supporting pricing competitiveness.
Investor fundamentals are supported by high renter concentration locally, an expanding household base and income profile within a 3-mile radius over the forecast horizon, and proximity to a diversified set of employers. While comparatively accessible ownership options can create some competition, the elevated renter share and projected household growth suggest durable reliance on multifamily housing, aiding occupancy stability and measured rent growth as renovations are implemented.
- 2001 vintage improves competitive positioning versus older neighborhood stock
- High renter concentration supports a deeper tenant base and leasing stability
- Household and income growth within 3 miles expands demand for compact, value-focused units
- Proximity to diversified employers supports retention and steady leasing
- Risks: occupancy below metro averages and ownership competition require active leasing and value-add execution