| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 Clark St, Middletown, OH, 45042, US |
| Region / Metro | Middletown |
| Year of Construction | 1980 |
| Units | 91 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
301 Clark St, Middletown OH Multifamily Value-Add
Neighborhood renter concentration is high, supporting a deep tenant base and steady leasing, according to WDSuite’s CRE market data.
Situated in Middletown’s inner-suburb fabric (neighborhood rating B-), the area presents an investor mix of strong day-to-day convenience and attainable rents. Restaurants, groceries, childcare, and pharmacies score in the top quartile nationally, while parks and cafes are sparse—useful context for positioning resident amenities and marketing.
Neighborhood occupancy is measured for the neighborhood, not the property, and sits below national leaders but has trended up in recent years. A very high share of housing units are renter-occupied, indicating elevated renter concentration and a wider pool of prospective tenants for multifamily assets. Median asking rents in the neighborhood trail national levels, which can aid lease-up and retention but may temper near-term pricing power.
Within a 3-mile radius, population and households have expanded over the last five years, and forecasts point to continued household growth through 2028—implying a larger tenant base and support for occupancy stability. Median contract rents in the 3-mile area remain comparatively accessible versus incomes, suggesting manageable affordability pressure; lease management can prioritize retention and measured rent steps.
For context, neighborhood home values are well below national averages. In investor terms, this lower-cost ownership backdrop can introduce some competition with entry-level ownership, but it also supports sustained reliance on rental housing for many households—an important dynamic for renewal rates and occupancy.
Safety indicators trend mixed in comparative terms. Relative to Cincinnati’s 611 tracked neighborhoods, the area’s crime rank sits on the higher-crime side (ranked 68th of 611). However, on a national basis the neighborhood aligns closer to the safer side of the spectrum, with overall safety in roughly the upper third nationally and violent-offense measures positioned in a strong national percentile. Recent trends show violent offenses edging down year over year, while property offenses ticked slightly higher—important for asset security planning and resident communications.
Regional employers within commuting range help support workforce housing demand and resident retention, led by metals manufacturing, healthcare services, utilities, insurance, and corporate offices. Notable nearby employers include AK Steel Holding, Humana Pharmacy Solutions, Duke Energy, Anthem (Mason campus), and Cincinnati Financial.
- AK Steel Holding — metals manufacturing (13.2 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (14.6 miles)
- Duke Energy — utilities (14.7 miles)
- Anthem Inc Mason Campus II — insurance (15.3 miles)
- Cincinnati Financial — insurance (16.0 miles) — HQ
Built in 1980, the property is newer than much of the surrounding housing stock, positioning it competitively versus older inventory while still offering potential renovation and systems upgrades for value-add. Neighborhood rents are comparatively accessible, and renter concentration is high—factors that deepen the tenant pool and can support occupancy stability, though near-term pricing power may be modest. According to commercial real estate analysis from WDSuite, neighborhood occupancy has improved over time and the area’s amenity access is strong for daily needs.
Within a 3-mile radius, recent population and household growth—and forecasts for continued household expansion by 2028—point to ongoing renter pool expansion. Investors should balance these positives against local ownership costs that are relatively low (possible competition with entry-level ownership) and safety metrics that are stronger nationally than within the Cincinnati metro, warranting standard security and OPEX planning.
- 1980 vintage offers competitive positioning versus older stock with clear renovation and operational upside
- High renter-occupied share supports a deeper tenant base and steady leasing
- Strong day-to-day amenities (restaurants, groceries, childcare, pharmacies) support resident convenience and retention
- Risks: entry-level ownership competition and metro-relative safety ranking require prudent pricing and security planning