| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 31st | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3901 Helton Dr, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 1979 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3901 Helton Dr, Middletown OH Multifamily Investment
Positioned in an inner-suburban pocket with steady renter demand and access to everyday amenities, the asset benefits from neighborhood occupancy that has held relatively stable, according to WDSuite’s CRE market data. The investment angle centers on durable workforce housing dynamics and proximity to regional employment corridors.
This Inner Suburb neighborhood in the Cincinnati metro rates above the metro median (ranked 277 among 611 neighborhoods), signaling balanced fundamentals for investors. Grocery and pharmacy access score well compared with national benchmarks (both in the upper ranges nationally), while restaurant density is also competitive; cafes and park space are comparatively limited. These dynamics support day-to-day livability, though lifestyle retail depth is modest.
At the neighborhood level, occupancy has hovered in the high-80s over the last five years with minimal change, which supports underwriting for stabilized operations. The share of housing units that are renter-occupied is elevated for the metro and sits in a high national percentile, indicating a deeper tenant base and potential demand stability for multifamily.
Within a 3-mile radius, recent years show a slight population dip but a modest increase in household counts, suggesting smaller household sizes and a steady flow of renters entering the market. Forward-looking indicators point to growth in both population and households over the next five years, expanding the local renter pool and supporting occupancy and leasing velocity.
Home values are lower than many U.S. neighborhoods, which can create some competition from ownership options. Even so, rent levels in the area remain relatively accessible versus incomes, helping support lease retention and measured pricing power for well-managed properties. These observations are based on commercial real estate analysis from WDSuite’s dataset for the neighborhood and surrounding area.
Safety indicators are mixed when viewed across scales. Compared with Cincinnati peers, the area is competitive (crime rank 224 among 611 metro neighborhoods), while national comparisons show stronger relative positioning on several measures — violent incidents track in the top quartile nationally and property incidents in the top decile, indicating comparatively safer outcomes versus many U.S. neighborhoods.
One-year trend data suggests some recent uptick in reported incident rates. Investors may want to monitor momentum and management practices (lighting, access control, and coordination with local resources) as part of risk management, rather than relying solely on long-term averages.
The surrounding corridor draws from large regional employers that help sustain renter demand through commute convenience. Nearby anchors include AK Steel Holding, Anthem, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial.
- AK Steel Holding — steel manufacturing (12.2 miles) — HQ
- Anthem Inc Mason Campus II — insurance services (13.5 miles)
- Humana Pharmacy Solutions — healthcare services (13.6 miles)
- Duke Energy — utilities (14.6 miles)
- Cincinnati Financial — insurance (15.7 miles) — HQ
The property’s investment case rests on workforce-oriented renter demand, neighborhood occupancy that has remained broadly stable, and commute access to multiple corporate nodes. According to CRE market data from WDSuite, the neighborhood ranks above the metro median and offers strong access to daily-needs retail, with restaurants, groceries, and pharmacies scoring competitively versus national peers. A relatively high share of renter-occupied housing units points to depth of the tenant base and supports leasing durability.
Demographic data aggregated within a 3-mile radius shows households trending up even as population recently softened, implying smaller household sizes and sustained need for rental housing. Projections indicate growth in both population and households over the next five years, reinforcing potential occupancy stability. While lower home values may present ownership alternatives, rent levels remain manageable relative to incomes, supporting retention where operations and product positioning are well executed.
- Neighborhood ranks above metro median among 611 Cincinnati neighborhoods, indicating balanced fundamentals
- Elevated renter-occupied share supports a deeper tenant base and leasing stability
- Daily-needs access (groceries, pharmacies, restaurants) compares well nationally for resident convenience
- 3-mile outlook points to expanding households, reinforcing occupancy and renewal potential
- Risks: recent safety uptick and relatively accessible homeownership may create competitive pressure; active asset management remains important