| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 8th | Poor |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 716 S College Ave, Oxford, OH, 45056, US |
| Region / Metro | Oxford |
| Year of Construction | 1972 |
| Units | 59 |
| Transaction Date | 1985-10-01 |
| Transaction Price | $2,482,500 |
| Buyer | --- |
| Seller | --- |
716 S College Ave Oxford Multifamily Investment
Renter concentration in the surrounding neighborhood underpins a stable tenant base, while commercial real estate analysis from WDSuite indicates local operations may outperform submarket averages with effective leasing and management. Investors should weigh value-add potential against area fundamentals and recent safety trends.
Located in Oxford, Ohio within the Cincinnati metro, the property sits in a neighborhood rated C- (ranked 555 of 611 metro neighborhoods), signaling mixed but serviceable fundamentals for workforce housing. Restaurant density tests strong—top quartile nationally—while cafes, groceries, and parks are comparatively sparse, suggesting most daily needs are met by a few anchors rather than a broad amenity mix. Pharmacy access ranks high versus peers, which supports everyday convenience for residents.
Vintage context matters: built in 1972, the asset is newer than much of the area s housing stock (average year 1946). That relative positioning can be competitive against older inventory, though investors should plan for aging systems and targeted modernization to meet current renter expectations.
Tenure patterns are favorable for multifamily demand. About 65.4% of neighborhood housing units are renter-occupied (top decile among 611 metro neighborhoods), indicating depth of the local tenant pool and potential leasing resilience through cycles. At the same time, neighborhood occupancy is below typical metro levels, so property-level operations and product quality will be important to sustain performance.
Demographics within a 3-mile radius skew heavily toward ages 18–34, reinforcing near-term demand for smaller formats and value-focused rents. While population has edged down and is projected to decline modestly by 2028, WDSuite 27s CRE market data shows households are expected to increase over the same horizon—often a sign of smaller household sizes and continued renter pool expansion, which can support occupancy stability even as headcount fluctuates.
Rents in the immediate area trend toward attainable levels relative to many national markets, which can aid lease retention and reduce turnover risk for well-managed, functional units. Limited neighborhood amenities outside restaurants point to a pragmatic housing choice driven by proximity and price rather than lifestyle programming.
Safety indicators are mixed and warrant monitoring. The neighborhood 27s crime standing is below the metro median (ranked 345 of 611), and national positioning is also weaker (around the lower quintiles nationally), according to WDSuite 27s CRE market data. Recent year-over-year estimates indicate an uptick in both property and violent offenses at the neighborhood level, so investors should underwrite appropriate security measures and consider partnerships with local public-safety resources.
As always, block-level conditions vary within a neighborhood; comparing property-level incident trends, lighting, access control, and management practices against submarket peers can help contextualize risk and identify mitigation opportunities.
Regional employment is diversified across utilities, insurance/financial services, metals, and healthcare, supporting commuter demand and lease retention for workforce-oriented apartments. Key nearby employers include Duke Energy, Cincinnati Financial, AK Steel Holding, Humana Pharmacy Solutions, and Prudential Financial.
- Duke Energy — utilities (15.9 miles)
- Cincinnati Financial — insurance (17.9 miles) — HQ
- AK Steel Holding — metals (20.9 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (21.5 miles)
- Prudential Financial — financial services (23.2 miles)
This 59-unit, 1972-vintage asset offers a practical value-add path in a renter-heavy pocket of the Cincinnati metro. The neighborhood 27s high share of renter-occupied housing units supports depth of demand, while relative affordability can aid lease retention for functional studios and small one-bedrooms. According to CRE market data from WDSuite, neighborhood occupancy trails typical metro levels, which places a premium on hands-on management, unit refreshes, and amenity-light operating efficiency to capture outsized leasing performance.
The 3-mile trade area trends young and is projected to see an increase in households even as population modestly contracts—often consistent with smaller household sizes and a sustained renter pool. Combined with strong restaurant density and limited competing lifestyle amenities, well-priced, clean, and updated units can compete effectively against older stock, though investors should plan for building systems, interiors, and common areas that reflect a 1970s vintage.
- Renter-heavy neighborhood supports depth of tenant demand and potential occupancy stability.
- 1972 construction presents targeted value-add and systems modernization opportunities versus older local stock.
- Young 3-mile demographic and expected household growth point to ongoing renter pool expansion.
- Operating strategy focused on affordability and functional upgrades can differentiate amid limited amenity competition.
- Risks: neighborhood safety trends and below-metro occupancy require proactive management and underwriting discipline.