| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Fair |
| Demographics | 41st | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 E Ward St, Urbana, OH, 43078, US |
| Region / Metro | Urbana |
| Year of Construction | 1981 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
125 E Ward St Urbana Multifamily Investment, 40 Units
Workforce-oriented demand and accessible rents support steady leasing fundamentals in Urbana, according to CRE market data from WDSuite.
Located in an Inner Suburb pocket of Urbana, this area rates "A" and ranks 3rd among 26 metro neighborhoods, indicating competitive fundamentals within the local context. Neighborhood amenity access skews practical: cafe, childcare, and pharmacy density score in the upper half nationally, with cafes and pharmacies performing particularly well. Parks are limited, so on-site open space and nearby recreation substitutes may matter for resident satisfaction.
Rent levels in the neighborhood trend accessible relative to incomes, with the rent-to-income ratio around the mid-60s percentile nationally, which can support retention and reduce lease rollover risk. Median contract rents have risen over the past five years while remaining lower than many national peers, helping sustain a broad renter pool without overextending affordability.
Neighborhood occupancy runs below national norms and has softened in recent years, suggesting the need for active leasing management and product differentiation. That said, renter-occupied housing accounts for roughly one‑third of units, signaling a meaningful tenant base for multifamily product. For investors, this points to stable everyday demand with scope to capture share through targeted upgrades, professional management, and amenity positioning.
Within a 3‑mile radius, recent population trends have edged down, yet income growth has been constructive and forward estimates indicate an increase in households by 2028. A larger household count with slightly smaller average household size typically expands the renter pool and supports occupancy stability for well‑positioned multifamily assets.
Home values in the neighborhood sit below many national markets, which can make ownership comparatively accessible. This dynamic can introduce competition with entry-level ownership, but it also reinforces the role of well-priced rentals as a flexible alternative, especially for residents prioritizing convenience, maintenance-free living, or shorter tenure. The average neighborhood building vintage skews mid‑century; relative to this, a 1981 asset competes against older stock, with selective modernization enhancing positioning against comparable rentals.
According to WDSuite, neighborhood safety benchmarks are above the national median, with both violent and property offense rates comparing favorably to many U.S. neighborhoods. Year over year, estimated incident rates have improved meaningfully, indicating a constructive trend that supports tenant retention and leasing stability.
Within the Urbana metro context, the neighborhood performs around the middle of the pack among 26 neighborhoods. For investors, this suggests standard risk management practices are appropriate, with lighting, access control, and resident engagement programs likely sufficient to maintain the area’s improving trajectory.
The area draws from a diversified regional employment base, supporting everyday renter demand and commute convenience for workforce tenants. Notable nearby employers include Waste Management, Staples Fulfillment Center, Parker‑Hannifin, Cardinal Health, and Big Lots.
- Waste Management — environmental services (13.4 miles)
- Staples Fulfillment Center — fulfillment & logistics (23.6 miles)
- Parker-Hannifin Corporation — manufacturing & engineering (23.7 miles)
- Cardinal Health — healthcare distribution (33.4 miles) — HQ
- Big Lots — retail headquarters (35.6 miles) — HQ
Built in 1981, this 40‑unit asset competes against an older neighborhood stock, offering a relative quality edge with potential to further differentiate through targeted renovations and systems updates. Neighborhood occupancy trends are softer than national norms, but accessible rents and a meaningful renter concentration support stable day‑to‑day leasing. Within a 3‑mile radius, incomes have strengthened and households are projected to increase by 2028, expanding the tenant base and aiding long‑term absorption for well‑positioned product.
According to CRE market data from WDSuite, safety trends have improved and local amenities such as cafes, childcare, and pharmacies test above national medians, helping everyday livability. Home values remain comparatively attainable, which can introduce ownership competition; disciplined rent setting and value‑forward improvements can maintain pricing power while preserving retention.
- 1981 vintage offers a relative age advantage versus older neighborhood stock, with value‑add potential through targeted modernization.
- Accessible rents and manageable rent‑to‑income dynamics support tenant retention and day‑to‑day demand depth.
- 3‑mile trade area is projected to see more households by 2028, expanding the renter pool and supporting occupancy stability.
- Amenity access and improving safety metrics underpin leasing appeal and reduce operational friction.
- Risks: below‑national occupancy and relatively attainable ownership options require proactive leasing, competitive finishes, and disciplined rent strategy.