| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 49th | Fair |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 102 E Main St, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1978 |
| Units | 20 |
| Transaction Date | 1988-03-01 |
| Transaction Price | $514,000 |
| Buyer | --- |
| Seller | --- |
102 E Main St Amelia Multifamily Investment
Neighborhood occupancy, renter concentration, and steady household growth point to durable tenant demand in Amelia, according to WDSuite’s CRE market data. This commercial real estate analysis suggests stable operations with measured upside from strategic renovations.
Positioned in Amelia’s Inner Suburb context, the neighborhood earns an A rating and ranks 87th of 611 Cincinnati metro neighborhoods, placing it competitive among Cincinnati neighborhoods and above the metro median, based on CRE market data from WDSuite. Neighborhood occupancy is 95.4%, a level that sits above national norms (74th percentile nationally), supporting income stability for multifamily operators.
Everyday convenience is a relative strength: amenities such as cafes, groceries, parks, and pharmacies score above national medians (roughly mid‑60s to mid‑70s percentiles), indicating practical access that supports renter retention. Median asking rents in the area track above the national midpoint (66th percentile), while the rent-to-income balance is moderate, which can help sustain lease renewal rates.
The neighborhood skews partly renter-occupied, with a renter concentration of 41.1% — higher than many U.S. neighborhoods (81st percentile). For investors, that indicates a deeper tenant base and supports leasing velocity for small to mid-size assets like a 20‑unit property.
Demographic statistics aggregated within a 3‑mile radius show population growth alongside a faster increase in households and a gradual reduction in average household size. This combination expands the renter pool and supports occupancy stability over the medium term. Median household incomes have risen meaningfully, and projected gains over the next five years further reinforce demand for well-maintained rental housing.
The property’s 1978 vintage is older than the neighborhood’s average construction year (1991). That age gap can create value‑add or modernization opportunities to improve competitiveness versus newer stock, while informing capital planning for systems, interiors, and common areas.
Home values locally are below national medians, which indicates a more accessible ownership market compared with many metros. For multifamily owners, this can introduce some competition with entry-level ownership; however, stable occupancy levels and a growing nearby household base support ongoing rental demand.
Safety indicators present a mixed but improving picture. The neighborhood sits below the national median for safety (43rd percentile). Within the Cincinnati metro, it is competitive among Cincinnati neighborhoods when ranked against 611 neighborhoods. Property offenses have declined year over year (upper‑half improvement nationally), which is supportive for renter confidence and retention.
Violent offense metrics trend below the national median for safety and ticked up modestly in the most recent year, while property crime moved lower. Investors should underwrite with standard loss‑prevention measures and monitor local trendlines, recognizing that metro-relative performance is steadier than the national percentile alone suggests.
Downtown Cincinnati’s corporate core underpins renter demand with large, stable employers within commuting range, supporting workforce housing dynamics and lease retention for Amelia assets. Key nearby employers include Duke Energy, Western & Southern Financial Group, Procter & Gamble, Fifth Third Bancorp, and Kroger.
- Duke Energy — utilities (16.2 miles)
- Western & Southern Financial Group — financial services (16.7 miles) — HQ
- Procter & Gamble — consumer goods (16.7 miles) — HQ
- Fifth Third Bancorp — banking (17.0 miles) — HQ
- Kroger — grocery retail (17.2 miles) — HQ
This 20‑unit, 1978‑built asset benefits from neighborhood occupancy of 95.4% and a renter concentration that is higher than most U.S. areas, supporting a durable tenant base. Within a 3‑mile radius, population and household growth, coupled with rising incomes, point to ongoing renter pool expansion and steady leasing fundamentals. According to CRE market data from WDSuite, amenity access and neighborhood rankings are solid relative to both the metro and national medians, reinforcing day‑to‑day livability that helps retention.
The vintage is older than the neighborhood average, which creates a clear value‑add path through targeted renovations and system updates to sharpen competitive positioning against newer stock. While homeownership is comparatively accessible in this area — a potential headwind to pricing power — the combination of moderate rent-to-income dynamics and resilient neighborhood occupancy supports stable operations with room for selective upgrades.
- Occupancy and renter concentration support demand stability
- 3‑mile population and household growth expand the renter pool
- 1978 vintage presents value‑add and modernization opportunities
- Amenity access above national medians aids retention
- Risks: older‑asset capex, accessible ownership competition, mixed safety trends