| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 47th | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 640 McGuffey Ave, Oxford, OH, 45056, US |
| Region / Metro | Oxford |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
640 McGuffey Ave Oxford Multifamily Investment
Neighborhood metrics point to durable renter demand and leasing depth, according to WDSuite’s CRE market data, with renter concentration measured at the neighborhood level supporting multifamily fundamentals.
Oxford’s inner-suburb setting combines everyday conveniences with steady renter demand drivers. Neighborhood amenity access trends above the national median for parks and pharmacies (both around the mid-60s national percentile), and grocery availability is comparable. Dining and cafe density ranks near the bottom of the metro (611 neighborhoods total), so on-site amenities and nearby essentials matter more than nightlife when positioning product.
For schools, the neighborhood’s average rating sits in the top quartile nationally, a supportive signal for family-oriented demand relative to many Cincinnati neighborhoods. The neighborhood rating is B+ and ranks 204 of 611 metro neighborhoods, indicating performance that is competitive but not top-tier across key multifamily indicators.
Renter-occupied share at the neighborhood level is elevated (87th national percentile), which typically translates into a deeper tenant base and steadier leasing velocity. Neighborhood occupancy is below the national midpoint, suggesting operators should emphasize retention and asset-specific advantages to sustain stability. Median home values sit modestly above national norms while value-to-income trends score in the 80th national percentile, indicating a relatively high-cost ownership market that can reinforce reliance on multifamily rentals and support pricing power when managed carefully.
Within a 3-mile radius, demographics skew younger-adult, and recent data show slight population contraction alongside modest changes in households. Forward-looking figures indicate an increase in households even as population trends edge down, pointing to demographic shifts that can sustain a larger tenant base and support occupancy management for well-located assets. Neighborhood operating income per unit sits below the national midpoint, so efficiencies and targeted renovations can be meaningful levers for returns.
The property’s 1987 vintage is somewhat newer than the neighborhood average construction year (1981). For investors, that typically offers a relative edge versus older stock while still warranting capital planning for systems, curb appeal, and common-area upgrades to remain competitive.
Safety indicators for the neighborhood sit below the national median (28th percentile nationwide), placing it around the middle of the pack within the Cincinnati metro (rank 313 of 611 neighborhoods). Investors should underwrite with standard precautions typical for similar urban-adjacent areas, focusing on lighting, access control, and resident experience to support retention.
Year-over-year signals show volatility in both property and violent offense rates. While offenses remain comparable to many peer neighborhoods, recent increases warrant monitoring and proactive operations. As always, evaluate block-by-block conditions during due diligence and align security measures with observed patterns.
Proximity to regional employers supports renter demand via commute convenience and diversified job bases. Nearby anchors include Duke Energy, Cincinnati Financial, AK Steel Holding, Humana Pharmacy Solutions, and Prudential Financial.
- Duke Energy — utilities (16.3 miles)
- Cincinnati Financial — insurance (18.4 miles) — HQ
- AK Steel Holding — steel manufacturing (21.3 miles) — HQ
- Humana Pharmacy Solutions — pharmacy services (21.9 miles)
- Prudential Financial — financial services (23.6 miles)
This 20-unit asset offers scale for a local operator in a neighborhood with above-median renter concentration and ownership costs that tend to sustain multifamily demand. Based on CRE market data from WDSuite, occupancy at the neighborhood level trails national norms, which places a premium on asset-specific execution: unit finishes, management efficiency, and targeted amenities can drive leasing stability and rent growth outperformance relative to older stock nearby.
The 1987 vintage is slightly newer than the neighborhood average, providing a competitive starting point versus older properties while still leaving room for value-add through building systems, interiors, and curb appeal. Within a 3-mile radius, projections indicate more households even as population trends edge down, a shift that can expand the renter pool and support steady absorption for well-located, professionally managed communities.
- Elevated renter concentration supports a deeper tenant base and leasing resilience.
- 1987 vintage offers a competitive edge versus older neighborhood stock with value-add potential.
- Ownership costs above national norms can reinforce sustained rental demand and pricing power.
- Household growth within 3 miles points to a broader renter pool and supports occupancy management.
- Risk: Neighborhood occupancy and safety trends warrant proactive operations, retention focus, and targeted security investments.