| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 31st | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3806 Helton Dr, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3806 Helton Dr Middletown 24-Unit Value-Add Multifamily
Renter concentration in the surrounding neighborhood supports a deeper tenant base and steadier leasing, according to WDSuite’s CRE market data. Newer 1986 vintage versus local stock points to competitive positioning with potential for targeted upgrades.
Located in Middletown’s inner-suburb setting within the Cincinnati metro, the neighborhood rates B overall and is above the metro median (rank 277 of 611 neighborhoods). Occupancy in the neighborhood is reported at 89.1%, suggesting generally steady absorption, while a high share of housing units are renter-occupied (56.4%), indicating depth for multifamily demand.
The property’s 1986 construction is newer than the neighborhood’s average 1978 vintage, which can support competitive positioning versus older assets. For investors, this typically implies moderate capital planning for systems modernization and the potential to unlock value through targeted interior and common-area improvements rather than full repositioning.
Daily needs are relatively convenient: grocery and pharmacy access rank strong among metro peers and sit in upper national percentiles, and restaurants are competitive as well. However, cafes and park access are limited in this immediate area, which may modestly impact lifestyle appeal but is unlikely to materially affect workforce-oriented renter demand.
Within a 3-mile radius, recent trends show a slight decline in population alongside an increase in households, indicating smaller household sizes and a stable-to-growing renter pool. Forward-looking data points to meaningful growth in households by 2028, supporting multifamily demand and occupancy stability. Neighborhood rents remain accessible relative to incomes, which can aid retention, though pricing power should be calibrated carefully to sustain lease stability during renewals.
Home values in the neighborhood sit below many national benchmarks. While this more accessible ownership landscape can introduce some competition with for-sale options, it also supports lease retention for renters prioritizing flexibility and lower up-front costs. Investors should balance renovation-driven rent targets with local affordability to maintain occupancy and limit turnover.
Safety indicators are mixed. The neighborhood sits below the national median for overall safety (around the 45th percentile), indicating conditions that warrant normal risk controls and active property management. Some recent year-over-year reporting suggests volatility, so investors should monitor trend direction and ensure standard lighting, access control, and resident engagement are part of the operating plan.
Relative positioning within the Cincinnati metro varies by category; translating this for underwriting means planning for prudent security measures and factoring in potential impact on marketing and retention, while recognizing that many comparable workforce submarkets operate effectively with similar profiles.
The area draws on a diverse employment base across manufacturing, insurance/financial services, energy, and healthcare administration, which supports renter demand through commute-convenient jobs. Key nearby employers include AK Steel, Anthem, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial.
- AK Steel Holding — steel manufacturing (12.2 miles) — HQ
- Anthem Inc Mason Campus II — insurance operations (13.4 miles)
- Humana Pharmacy Solutions — healthcare services (13.6 miles)
- Duke Energy — utilities (14.6 miles)
- Cincinnati Financial — insurance (15.6 miles) — HQ
This 24-unit asset presents a practical value-add thesis supported by a renter-heavy neighborhood, steady occupancy readings, and a 1986 vintage that is newer than nearby stock. Based on CRE market data from WDSuite, the area’s renter-occupied share and accessible rent levels point to depth in the tenant base and support for retention, while household growth within a 3-mile radius is projected to expand the renter pool over the next five years.
Investor focus should center on targeted renovations to refresh interiors and common areas, maintaining competitive positioning against older comparables while calibrating rent steps to local affordability. Watch items include mixed safety indicators and the area’s relatively accessible ownership costs, which may introduce competition from for-sale options; disciplined leasing and resident experience can mitigate turnover risk.
- Renter-heavy neighborhood supports demand depth and occupancy stability
- 1986 vintage offers value-add via targeted renovations versus full repositioning
- Household growth within 3 miles expands the prospective tenant base
- Accessible rents relative to incomes aid renewal probability and cash flow durability
- Risks: mixed safety signals and potential competition from more accessible homeownership