| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 31st | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3900 Helton Dr, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3900 Helton Dr, Middletown OH Multifamily Opportunity
Neighborhood dynamics indicate a deep renter base supporting stable leasing, according to commercial real estate analysis from WDSuite. Positioning at this location favors value-oriented demand over premium rent growth.
Livability signals in the immediate area are mixed but serviceable for workforce housing. Restaurant, grocery, and pharmacy access rank in the top quartile among 611 Cincinnati metro neighborhoods (ranks: restaurants 70/611; grocery 74/611; pharmacy 31/611), while cafes and parks are limited (both ranked 611/611). For investors, this combination suggests everyday convenience without premium amenity drivers.
Renter-occupied housing accounts for a high share of neighborhood units (56.4%), placing it in the upper tier nationally for renter concentration (92nd percentile). That depth typically supports multifamily demand and leasing resiliency. Neighborhood occupancy is around 89% with a flat five‑year trend, signaling steady, value-driven absorption rather than rapid lease-up.
Within a 3‑mile radius, recent population edged down while the number of households increased, pointing to smaller household sizes and a gradually expanding tenant base. Forward-looking projections indicate notable growth in households by 2028, which should expand the renter pool and support occupancy stability, based on CRE market data from WDSuite.
Ownership costs are relatively accessible locally (home values sit in a low national percentile), which can increase competition from entry-level ownership. However, contract rents are positioned for value relative to incomes and have trended upward over five years, reinforcing pricing that supports retention. The property’s 1986 vintage is newer than the neighborhood’s average 1978 stock, suggesting a competitive edge versus older buildings, though investors should still plan for aging systems and selective modernization.
Safety indicators are mixed and should be monitored. On a national basis, violent and property offense metrics benchmark favorably, landing in higher safety percentiles (approximately top quartile nationally for both), which is constructive for tenant retention and leasing stability.
Year-over-year changes show volatility, with both violent and property offense estimates increasing recently. For underwriting, this argues for prudent operating assumptions, ongoing monitoring of local trends, and property-level security measures appropriate for workforce-oriented assets.
Regional employment is anchored by nearby corporate and utility operations that support a broad workforce tenant base, including AK Steel Holding, Anthem Inc Mason Campus II, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial. Proximity to these nodes can aid leasing velocity and retention for value-oriented units.
- AK Steel Holding — steel manufacturing HQ and corporate offices (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 offices (14.6 miles)
- Cincinnati Financial — insurance (15.6 miles) — HQ
3900 Helton Dr offers a 24‑unit, value-oriented positioning in an inner-suburban pocket of the Cincinnati metro with steady renter demand. Neighborhood occupancy has held near the high‑80s with limited volatility, and renter concentration is high, indicating a broad tenant base for smaller-format units (average unit size around 545 sq ft). The 1986 vintage is newer than the area’s typical 1970s stock, which can be competitively advantageous versus older buildings, though investors should plan for targeted system upgrades and common-area refreshes over time.
Within a 3‑mile radius, households have grown despite flat-to-down population, and forecasts point to a larger household base over the next five years — a constructive backdrop for occupancy stability and renewal capture. Rent levels remain value-focused relative to incomes, supporting retention, while amenity access skews toward daily-needs retail over lifestyle drivers. These dynamics, according to CRE market data from WDSuite, align with workforce leasing fundamentals rather than premium rent themes.
- High renter concentration supports depth of tenant demand and leasing stability
- 1986 vintage offers competitive positioning versus older neighborhood stock, with selective modernization upside
- Household growth within 3 miles and value-oriented rents reinforce occupancy resilience
- Daily-needs amenities (grocery/pharmacy) in top-quartile metro ranks aid retention for workforce renters
- Risks: recent crime volatility, below-premium amenities (limited parks/cafes), and potential competition from entry-level ownership