| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 31st | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4370 Bonita Dr, Middletown, OH, 45044, US |
| Region / Metro | Middletown |
| Year of Construction | 1973 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4370 Bonita Dr Middletown OH Multifamily Investment
Neighborhood metrics indicate a sizable renter base that supports demand, and, according to WDSuite’s CRE market data, neighborhood rent levels remain accessible relative to incomes—supporting retention with room for disciplined rent management.
Location context: The property sits in Middletown within the Cincinnati metro’s inner-suburban fabric, rated B and positioned above the metro median (rank 277 of 611 neighborhoods). For investors, that signals a middle-of-the-pack submarket with workable fundamentals rather than a purely momentum play.
Amenity access is mixed. Neighborhood data show strong proximity to daily-needs retailers—grocery and pharmacy access rank in the top quartile nationally—alongside solid restaurant density. Park and café counts are thin, so livability leans practical over lifestyle. That balance tends to fit workforce housing demand profiles.
Vintage considerations matter: the asset was built in 1973, a few years older than the neighborhood’s average 1978 construction year. Investors should underwrite for ongoing capital planning and potential value-add scope (exteriors, common areas, system upgrades) to keep the property competitive against slightly newer stock.
Tenure dynamics are favorable for multifamily: the neighborhood’s share of renter-occupied housing units is elevated (56.4%), indicating a deep tenant base and demand durability. Neighborhood occupancy is around the metro middle at 89.1%, suggesting stable but competitive leasing conditions where asset quality and management execution can drive outperformance.
Within a 3-mile radius, recent population was roughly flat to slightly lower, while household counts edged up—pointing to smaller household sizes and steady housing consumption. Forward-looking demographics are more constructive: by 2028, forecasts indicate population growth and a sizable increase in household counts, expanding the local renter pool and supporting occupancy stability. Neighborhood home values are comparatively modest for the region, which can introduce some competition from ownership; however, current rent-to-income readings imply manageable affordability pressure and support for lease retention.
Safety trends present a mixed but manageable picture. Relative to the Cincinnati metro, the neighborhood is competitive (crime rank 224 among 611 metro neighborhoods), and nationally, violent-offense metrics sit in the top quartile for safety. Property-offense positioning also reads favorable on a national basis. At the same time, aggregate crime signals are around mid-pack nationally, so prudent on-site measures (lighting, access control, and resident engagement) remain important to support leasing and retention.
Regional employment anchors within commuting distance support a broad workforce renter base, led by manufacturing, insurance, healthcare services, and utilities offices noted below.
- AK Steel Holding — steel manufacturing (12.1 miles) — HQ
- Anthem Inc Mason Campus II — health insurance campus (13.2 miles)
- Humana Pharmacy Solutions — pharmacy benefit services (13.5 miles)
- Duke Energy — utilities (14.7 miles)
- Cincinnati Financial — insurance (15.6 miles) — HQ
4370 Bonita Dr is a 60-unit, 1973-vintage asset in an inner-suburban Middletown location that is above the metro median for overall neighborhood standing. The surrounding neighborhood shows elevated renter concentration, steady occupancy, and practical amenity access—factors that generally support demand for workforce-oriented multifamily. According to CRE market data from WDSuite, neighborhood rents remain accessible relative to incomes, reinforcing retention while allowing measured rent growth through operational improvements and targeted renovations.
Forward-looking demographics within a 3-mile radius point to population growth and a notable increase in households by 2028, which expands the local renter pool and supports leasing stability. The 1973 vintage suggests near- to medium-term capital planning for systems and common-area refreshes; paired with proximity to diversified employment nodes, value-add execution can improve competitive positioning without relying on outsized market appreciation.
- Elevated neighborhood renter concentration supports a deeper tenant base and demand durability.
- Forecast growth in households within 3 miles expands the renter pool and supports occupancy stability.
- Accessible neighborhood rent levels versus incomes allow disciplined, operations-led rent growth.
- Proximity to diversified regional employers underpins leasing and retention potential.
- Risks: older 1973 vintage implies capex needs; amenity gaps (parks/cafés) and mixed safety signals warrant active management.