| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 43rd | Fair |
| Amenities | 10th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 384 W Main St, Saint Paris, OH, 43072, US |
| Region / Metro | Saint Paris |
| Year of Construction | 1982 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
384 W Main St Saint Paris Multifamily Investment
Renter affordability supports steady leasing potential in this rural Urbana metro location, according to WDSuite’s CRE market data, suggesting a focus on retention over measured rent growth.
Saint Paris sits in a rural corner of the Urbana, OH metro with limited day-to-day retail and dining in the immediate area; parks access trends slightly above the national median, while cafes, groceries, and restaurants are sparse. For operators, the setting points to car-reliant residents and a value-driven renter profile rather than amenity-led premiums, based on WDSuite’s multifamily property research.
The neighborhood’s renter-occupied share is around one-fifth of housing units, indicating a smaller—yet identifiable—tenant base. Neighborhood occupancy trends sit below the metro median (25th of 26 neighborhoods), so underwriting should prioritize leasing execution and retention over aggressive pricing. Median contract rents are modest and the rent-to-income ratio ranks in the top quartile nationally, which supports collections and lease stability more than outsized pricing power.
Demographics aggregated within a 3-mile radius show recent population contraction alongside an expected increase in household counts over the next five years. This combination implies smaller household sizes and a gradual renter pool expansion that can help support occupancy stability, particularly for practical floor plans and well-priced units.
Ownership costs in the area are more accessible than many U.S. markets, which can introduce competition from entry-level homebuying. For multifamily investors, this typically favors properties that emphasize convenience, professional management, and predictable monthly costs to reinforce tenant retention.
Safety indicators are mixed but competitive in a broader context. Violent offense metrics sit in the top quartile nationally, while property offenses trend better than the national average, according to WDSuite’s data. Within the Urbana, OH metro, overall crime levels appear closer to the middle of the pack than top-tier, and recent one-year changes suggest staying proactive on lighting, access control, and resident screening to keep outcomes steady.
The employment base within commuting reach blends environmental services and diversified corporate operations, supporting workforce housing demand and commute convenience, per WDSuite’s commercial real estate analysis. The following nearby employers can help reinforce leasing durability for value-oriented product.
- Waste Management — environmental services (15.7 miles)
- Staples Fulfillment Center — logistics & distribution (34.1 miles)
- Parker-Hannifin Corporation — industrial manufacturing offices (34.6 miles)
With 45 units delivered in 1982, the asset is newer than much of the surrounding housing stock and can compete on basic functionality, while still warranting capital plans for aging systems and light interior refreshes to support leasing velocity. Affordability is the primary driver: rents are modest relative to incomes and, according to CRE market data from WDSuite, the local rent-to-income profile favors collections and renewal stability over heavy rent lifts.
At the neighborhood level, occupancy trails the metro median, which argues for disciplined marketing and resident retention programs. Demographics within a 3-mile radius point to population contraction but a rising household count over the next five years, indicating smaller household sizes and a broader base of renters-by-necessity—favorable for well-managed, value-oriented product. The rural location and relatively accessible ownership costs are manageable risks if the business plan emphasizes operational consistency and pragmatic pricing.
- 1982 vintage offers competitive positioning versus older local stock, with targeted CapEx to modernize systems and finishes
- Affordability and favorable rent-to-income dynamics support collections and renewal stability
- 45-unit scale provides operating efficiencies for leasing, maintenance, and turn management
- Household growth in the 3-mile radius expands the tenant base even as population trends soften
- Risks: below-metro occupancy, rural amenity depth, and competition from entry-level ownership options