| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 43rd | Fair |
| Amenities | 10th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11690 US Highway 36, Saint Paris, OH, 43072, US |
| Region / Metro | Saint Paris |
| Year of Construction | 1980 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11690 US Highway 36 Saint Paris Multifamily Investment
Neighborhood occupancy runs on the softer side while rents remain accessible relative to local incomes, supporting tenant retention according to WDSuite’s CRE market data.
This rural Champaign County location offers a quieter setting with limited retail and dining nearby, but park access is comparatively better than many rural peers. According to WDSuite’s CRE market data, neighborhood rents trend on the lower end of the metro, which helps sustain demand even when leasing velocity moderates.
The property’s 1980 vintage is newer than the area’s older housing stock, indicating relative competitiveness versus mid‑century properties; investors should still plan for targeted system updates and common‑area modernization to meet current renter expectations.
Within the neighborhood, renter-occupied housing accounts for roughly one-fifth of units, signaling a modest but active tenant base for workforce multifamily. Median home values are lower than many urban Ohio submarkets, which can introduce some competition from ownership; however, the low rent-to-income profile suggests room for pricing that remains manageable for local renters.
Demographics aggregated within a 3‑mile radius show recent population contraction and aging, but household counts are projected to edge higher even as population declines, implying smaller household sizes and a potential tilt toward smaller, attainable units. Forecasts also indicate upward pressure on asking rents over the next five years, which can support revenue growth if paired with steady occupancy and disciplined lease management based on commercial real estate analysis from WDSuite.
Relative to the Urbana metro, this neighborhood sits near the lower end for safety (ranked 24 out of 26 neighborhoods), indicating higher incident rates than many nearby areas. Nationally, however, the picture is more balanced: overall crime levels are around the U.S. midpoint, violent incidents trend in the top quartile nationally (safer than most neighborhoods), and property crime performs above national average, according to WDSuite’s CRE market data.
Investors should interpret this as locally elevated risk compared with the metro’s best neighborhoods, but not an outlier at the national level. Standard security, lighting, and access controls can help support resident satisfaction and retention.
Regional employers within commuting distance provide a stable workforce draw that supports renter demand, with roles spanning waste services, office supplies fulfillment, and diversified manufacturing.
- Waste Management — waste services (16.1 miles)
- Staples Fulfillment Center — distribution and fulfillment (34.7 miles)
- Parker-Hannifin Corporation — diversified manufacturing (35.3 miles)
This 57-unit asset balances attainable rents with a modest renter base, positioning it as workforce housing in a rural submarket. According to CRE market data from WDSuite, neighborhood occupancy is below the metro median, yet rent levels remain manageable relative to incomes, which can support retention with disciplined leasing and expense control. The 1980 construction is newer than much of the area housing stock, providing a platform for selective value‑add improvements to enhance curb appeal and amenity competitiveness.
Three-mile demographics indicate population contraction but an outlook for more households and smaller household sizes, which can expand the renter pool for attainable units. With forecast rent growth and an employment base within commuting range, the asset’s thesis centers on durable cash flow potential through operational execution rather than aggressive rent premiums.
- Attainable rents versus local incomes support tenant retention and steady collections
- 1980 vintage offers value‑add upside through targeted renovations and systems updates
- Workforce demand supported by regional employers within commuting distance
- Demographic tilt toward smaller households may favor attainable, efficient units
- Risk: neighborhood occupancy ranks below metro median; leasing and security best practices are important