| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Good |
| Demographics | 38th | Fair |
| Amenities | 17th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 814 Gwynne St, Urbana, OH, 43078, US |
| Region / Metro | Urbana |
| Year of Construction | 1989 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
814 Gwynne St Urbana Multifamily Investment Opportunity
Neighborhood occupancy is reported at 92.3% with five-year improvement, supporting income stability for a 30-unit asset, according to WDSuite’s CRE market data. A renter-occupied share around the mid-40% range at the neighborhood level indicates a meaningful tenant base for sustained leasing.
The neighborhood around 814 Gwynne St sits roughly at the metro median (13 of 26 Urbana, OH neighborhoods; B- rating), with fundamentals that favor steady multifamily demand. Reported occupancy at the neighborhood level is 92.3% and has increased over the last five years, which supports income durability and reduces downtime risk relative to softer submarkets.
Renter-occupied housing represents approximately 45% of neighborhood units (highest share in the metro; 84th percentile nationally), signaling a deep tenant base that can sustain leasing activity. Median contract rents in the neighborhood are modest (low-30s national percentile), and a rent-to-income ratio near 0.14 suggests manageable affordability pressure that can aid retention and renewal rates for stabilized assets.
Livability is mixed. Restaurant density ranks competitively within the metro (3 of 26), yet neighborhood access to cafes, groceries, parks, and pharmacies is limited (ranks near the bottom locally and below national medians). For investors, that combination can keep operating costs predictable while placing a premium on on-site conveniences and unit-level finishes to enhance appeal. The property’s 1989 construction is newer than the neighborhood’s average vintage (1965), providing relative competitiveness versus older local stock, though investors should still plan for system updates or targeted renovations as part of a value-add program.
Within a 3-mile radius, recent data show a slight population contraction alongside income gains and reported rent growth. Projections in the same 3-mile radius indicate rising household counts and higher incomes over the next few years, which would expand the tenant pool and support occupancy stability; however, median home values are comparatively low versus national norms, which can increase competition from ownership options and temper rent growth outperformance. These dynamics, based on CRE market data from WDSuite, favor pragmatic underwriting that emphasizes operational efficiency and resident retention.
Safety indicators are mixed when comparing the neighborhood to both the metro and national landscape. The area ranks 21 out of 26 Urbana metro neighborhoods on overall crime, indicating it experiences more incidents than many local peers. Nationally, overall safety sits slightly above the median (56th percentile), suggesting conditions are comparable to many U.S. neighborhoods.
Trend-wise, violent offenses show a favorable direction, with a notable year-over-year decline and a position in the safer tiers nationally (around the upper third by percentile). Property crime levels track closer to national mid-range. For underwriting, this context argues for standard security measures and community management practices to support resident satisfaction and retention rather than extraordinary mitigation.
The broader Urbana–Springfield–Columbus corridor draws from diversified employers that help stabilize renter demand through a mix of logistics, industrial, and corporate office roles. Nearby anchors include Waste Management, Staples, Parker-Hannifin, Cardinal Health, and Big Lots.
- Waste Management — environmental services (13.3 miles)
- Staples Fulfillment Center — distribution (24.5 miles)
- Parker-Hannifin Corporation — industrial manufacturing (24.5 miles)
- Cardinal Health — healthcare distribution (34.3 miles)
- Big Lots — retail HQ & corporate (36.6 miles) — HQ
This 30-unit asset built in 1989 is newer than the neighborhood’s average 1960s stock, offering relative competitiveness versus older multifamily in Urbana while leaving room for targeted updates to lift rents and reduce long-term capex surprises. At the neighborhood level, reported occupancy of 92.3% and five-year improvement point to durable leasing conditions. Renter concentration is elevated within the metro, and a rent-to-income ratio near 0.14 indicates manageable affordability pressure that supports renewals and pricing flexibility, based on CRE market data from WDSuite.
Local livability presents a practical profile: restaurants are accessible compared with other metro neighborhoods, but everyday amenities (groceries, pharmacies, parks) are thinner, making on-site features and professional management more influential in retention. Median home values are lower versus national norms, which can increase competition from ownership alternatives and moderate rent-growth outperformance, but rising household incomes in the 3-mile radius and projected household gains expand the future tenant base and support occupancy stability under disciplined operations.
- Newer 1989 vintage versus local average, with value-add upside through selective renovations
- Neighborhood occupancy reported at 92.3% with five-year improvement supports income stability
- Elevated renter concentration and modest rent-to-income ratio point to a durable tenant base
- Practical location with restaurant access; on-site amenities can differentiate given limited local services
- Risks: lower local home values may compete with renting; safety ranks weaker in-metro, warranting standard security and resident-engagement practices