| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 31st | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4208 Grand Ave, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 1976 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4208 Grand Ave Middletown OH Multifamily Opportunity
Renter-occupied housing is prevalent in the surrounding neighborhood, supporting a steady tenant base and pragmatic rent positioning, according to WDSuite’s CRE market data. This location suits investors focused on occupancy stability and daily-needs proximity rather than premium amenity density.
The property sits in Middletown’s inner-suburban fabric of the Cincinnati metro, with the neighborhood rated B and ranked 277 out of 611 metro neighborhoods—competitive among Cincinnati neighborhoods. Daily-needs access is a relative strength: grocery and pharmacy presence score well compared with areas nationwide, while restaurants are reasonably accessible; parks and cafes are limited, so on-site or nearby private amenities may matter more for leasing.
Neighborhood statistics indicate renter-occupied housing comprises a large share of units, signaling depth for multifamily demand. By contrast, neighborhood home values sit well below national medians, which can introduce some competition from ownership alternatives; however, rent-to-income levels in this area generally point to manageable affordability pressure for renters, helping support rent collections and renewal potential.
Occupancy in the neighborhood has been broadly steady over the past several years, and current levels align more with workforce housing dynamics than luxury lease-up. For context, these occupancy figures are measured at the neighborhood level rather than for the property itself, and they suggest that pricing discipline and effective operations may be as important as amenity packages to sustain performance.
Within a 3-mile radius, demographics show households have risen modestly even as overall population dipped in prior years, a pattern consistent with smaller average household sizes. Forward-looking data points to growth in households through 2028, implying a gradual expansion of the renter pool that can aid lease stability and absorption for well-positioned properties.
Safety indicators place the neighborhood at rank 224 out of 611 Cincinnati-metro neighborhoods—competitive among Cincinnati neighborhoods. Interpreting safety at this scale is most useful directionally: investors should underwrite to submarket norms, monitor recent trend movement, and align property-level security, lighting, and access controls with tenant expectations to support retention and NOI durability.
The employment base within commuting reach blends manufacturing, insurance/financial services, energy, and healthcare support roles—useful for workforce housing demand and retention. Key nearby employers include AK Steel Holding, Anthem, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial.
- AK Steel Holding — steel manufacturing (12.7 miles) — HQ
- Anthem Inc Mason Campus II — insurance operations (13.8 miles)
- Humana Pharmacy Solutions — healthcare services (14.0 miles)
- Duke Energy — utilities (15.1 miles)
- Cincinnati Financial — insurance (16.1 miles) — HQ
4208 Grand Ave totals 20 units with smaller average floor plans, positioning it toward budget-conscious renters and efficient layouts. The 1976 vintage suggests typical 1970s building systems; investors should plan for ongoing capital items and consider targeted value-add to modernize interiors and common areas. According to CRE market data from WDSuite, the surrounding neighborhood shows steady occupancy and a high renter concentration, while home values remain comparatively low—conditions that favor disciplined pricing and operational execution.
Within a 3-mile radius, households have increased and are projected to continue growing through 2028, indicating a gradually expanding renter base that can support occupancy stability. With daily-needs retail (grocery/pharmacy) accessible and strong regional employers within a reasonable commute, the asset aligns with workforce housing demand drivers. Key underwriting considerations include balancing rent growth with affordability, monitoring neighborhood safety trends, and calibrating CapEx to competitive sets across the Cincinnati metro.
- Workforce-oriented unit mix and smaller average unit size support pricing flexibility and broad renter reach
- Neighborhood-level occupancy has been stable, aiding leasing continuity when operations are well managed
- 1976 vintage offers value-add and system-upgrade potential to enhance competitiveness
- Proximity to diversified employers underpins tenant demand and renewal prospects
- Risks: competition from lower-cost ownership options, neighborhood safety variability, and CapEx requirements typical of 1970s assets