| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4312 Tytus Ave, Middletown, OH, 45042, US |
| Region / Metro | Middletown |
| Year of Construction | 2001 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4312 Tytus Ave Middletown 20-Unit Multifamily, 2001 Vintage
Neighborhood occupancy is strong and renter demand is supported by steady household growth, according to WDSuite’s CRE market data. The asset’s 2001 construction provides a competitive edge versus older local stock while leaving room for targeted value-add to sustain leasing velocity.
Located in an Inner Suburb of the Cincinnati, OH-KY-IN metro, the neighborhood surrounding 4312 Tytus Ave shows resilient rental fundamentals. Neighborhood occupancy is 96.9%, placing performance in the top quartile nationally and indicating solid leasing stability at the neighborhood level rather than the property specifically. Renter-occupied housing accounts for about 35% of units locally, which is competitive among Cincinnati neighborhoods (ranked 187 of 611), supporting a durable tenant base for small to mid-sized multifamily.
Construction in the immediate area skews older (average year 1960), so a 2001-vintage property positions relatively well against legacy stock. That said, investors should underwrite periodic modernization and systems upkeep to preserve the asset’s positioning and reduce exposure to deferred maintenance risk.
Within a 3-mile radius, population and households have grown in recent years, and WDSuite data indicates households are projected to expand meaningfully by 2028. This points to a larger tenant base and potential support for occupancy stability. The renter share within 3 miles remains below half, signaling a balanced tenure mix that can help anchor demand for workforce-oriented units as more households enter the market.
Rent and affordability dynamics look manageable for lease retention. Neighborhood-level rent-to-income is around 0.17, and within 3 miles the median contract rent is projected to rise into the next planning period. Median home values in the neighborhood track below national norms, which can create some competition from entry-level ownership; however, that same context can temper resident turnover risk and support sustained occupancy, particularly for well-maintained units.
Local amenity access is mixed: restaurants test above many peers in density (metro rank indicates relative strength), while childcare access is a standout with a top-tier metro rank (3 of 611). Cafes, groceries, parks, and pharmacies are less dense nearby, so marketing should emphasize on-site convenience and connectivity to broader retail corridors.
Crime statistics specific to this neighborhood are not available in WDSuite’s current dataset. Investors should compare local conditions with broader Cincinnati metro patterns and incorporate standard risk management—such as property-level lighting, access control, and resident engagement—when underwriting. Use recent, verifiable sources and trend comparisons rather than block-level anecdotes to gauge relative safety over time.
The area draws from a diversified Cincinnati metro employment base that supports renter demand through commute access to manufacturing, insurance/financial services, energy, and healthcare/corporate operations reflected below.
- AK Steel Holding — steel manufacturing (15.3 miles) — HQ
- Anthem Inc Mason Campus II — healthcare insurance operations (16.3 miles)
- Humana Pharmacy Solutions — healthcare & pharmacy services (16.7 miles)
- Duke Energy — energy utility offices (17.4 miles)
- Cincinnati Financial — insurance (18.5 miles) — HQ
This 20-unit, 2001-vintage asset benefits from neighborhood-level occupancy in the top quartile nationally and a renter concentration that is competitive within the Cincinnati metro, indicating a stable depth of tenant demand. Based on commercial real estate analysis from WDSuite, the surrounding 3-mile area shows growth in population and households, with projections pointing to further household expansion—supporting leasing durability and consistent traffic for well-operated properties.
Relative to nearby stock that averages 1960 construction, a 2001 build should compete well for cost-conscious renters, provided ownership budgets for periodic modernization to sustain its edge. Local home values run below national norms, which can introduce some competition from entry-level ownership; still, modest rent-to-income at the neighborhood level and a diversified employer base within commuting distance help underpin occupancy and retention.
- Top-quartile neighborhood occupancy supports leasing stability
- 2001 construction competes well versus older local inventory
- 3-mile household growth outlook expands the prospective renter pool
- Commute access to regional employers supports demand and retention
- Risks: lower nearby amenity density and accessible ownership options may temper rent growth