| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 47th | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 625 McGuffey Ave, Oxford, OH, 45056, US |
| Region / Metro | Oxford |
| Year of Construction | 1974 |
| Units | 21 |
| Transaction Date | 1996-10-08 |
| Transaction Price | $2,690,000 |
| Buyer | OGDEN INVESTMENTS |
| Seller | KOSTIC IRMA G |
625 McGuffey Ave Oxford Multifamily Value-Add Opportunity
Neighborhood renter concentration and a large 18–34 workforce indicate durable demand, according to WDSuite’s CRE market data, while a 1974 vintage points to renovation upside for operational gains through disciplined commercial real estate analysis.
The property sits in Oxford, an Inner Suburb of the Cincinnati metro, where the immediate neighborhood carries a B+ rating and is competitive among Cincinnati neighborhoods (ranked 204 out of 611). Renter-occupied share is high locally, signaling a deep tenant base and consistent leasing velocity for small to mid-size multifamily assets.
Amenities are mixed: grocery and pharmacy access track above national medians, while cafes and restaurants are limited nearby. Average school ratings in the area trend solidly above national midpoints, which supports family-oriented demand alongside a substantial 18–34 population within a 3-mile radius that reinforces the renter pool.
Rents in the neighborhood sit in a mid-range with steady five-year growth, per WDSuite. Home values are elevated relative to local incomes (high national percentile for value-to-income), which tends to sustain renter reliance on multifamily housing and can support pricing power and retention when managed carefully.
Occupancy for the neighborhood is below peak levels but remains broadly stable, and the share of renter-occupied units is high both in the neighborhood and within the 3-mile radius. Even with mixed population trends at the 3-mile scale, WDSuite’s data show households holding near flat to modestly higher over time, which supports ongoing multifamily demand.
Safety outcomes for this neighborhood track below metro and national averages based on WDSuite’s indexing (crime rank near the middle-to-lower half among 611 Cincinnati neighborhoods and a lower national percentile). Recent data indicate year-over-year upticks in both property and violent offense estimates, so prudent owners often underwrite for lighting, access control, and resident engagement to support leasing and retention.
Investors should monitor trend direction rather than single-year readings, comparing the immediate neighborhood with adjacent submarkets to calibrate operating practices and security spend without over-penalizing short-term volatility.
Regional employers within commuting range help support workforce housing demand, notably utilities, insurance, steel manufacturing, pharmacy services, and diversified financial services.
- Duke Energy — utilities (16.1 miles)
- Cincinnati Financial — insurance (18.2 miles) — HQ
- AK Steel Holding — steel manufacturing (21.2 miles) — HQ
- Humana Pharmacy Solutions — pharmacy services (21.7 miles)
- Prudential Financial — financial services (23.4 miles)
625 McGuffey Ave is a 21-unit asset built in 1974, positioning it for value-add through targeted interior upgrades, systems modernization, and curb appeal improvements. High renter concentration locally and a large 18–34 cohort within 3 miles support a durable tenant base and potential occupancy stability relative to more ownership-heavy pockets of the metro.
According to CRE market data from WDSuite, neighborhood rents are mid-tier with sustained five-year growth, while ownership costs are elevated relative to incomes, reinforcing reliance on rental housing. While neighborhood occupancy has softened from prior highs and safety metrics trend below national averages, these are manageable with conservative underwriting and operational focus.
- 1974 vintage offers clear renovation and value-add pathways for NOI improvement
- High renter concentration and strong 18–34 presence expand the tenant pool
- Mid-range rents with steady growth support achievable reversion targets
- Elevated ownership costs in the area underpin ongoing multifamily demand
- Risks: below-average safety readings and slightly softer neighborhood occupancy