| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 64th | Good |
| Amenities | 44th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1296 White Oak Rd, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1980 |
| Units | 40 |
| Transaction Date | 2005-03-18 |
| Transaction Price | $1,345,000 |
| Buyer | PINNACLE AT WHITE OAK LLC |
| Seller | CORBLY INVESTMENTS LLC |
1296 White Oak Rd, Amelia OH — 40-Unit Value-Add Multifamily
Owner-leaning submarket with top-tier neighborhood occupancy and an expanding 3‑mile renter pool positions this asset for steady demand, according to WDSuite’s CRE market data.
This Amelia address sits in a suburban Cincinnati area rated A- and ranks 127 out of 611 metro neighborhoods — top quartile among Cincinnati neighborhoods by overall standing. Local convenience is practical rather than destination‑oriented: pharmacies and childcare options score above national medians, while parks and cafes are limited. Average school ratings trend modestly above the national midpoint, supporting a steady family‑oriented profile.
For renters, the neighborhood’s occupancy is at the top of the metro, supporting lease stability at the area level; this reflects neighborhood occupancy, not the property. Rents in the immediate area sit slightly below national medians, with a low rent‑to‑income profile that can aid retention and careful revenue management. Home values are moderate relative to incomes, which may introduce some competition from ownership, but it also sustains reliable rental housing demand.
Tenure varies by lens. Within the neighborhood, renter concentration is low, signaling an owner‑leaning pocket. Within a 3‑mile radius, renter‑occupied housing represents a larger share and is projected to expand, implying a broader and growing tenant base. Forecast population and household growth within 3 miles point to a larger pool of prospective renters that can support occupancy stability.
Relative to national benchmarks, amenity coverage favors necessities (grocery and pharmacy) over lifestyle offerings (parks and cafes). For investors focused on disciplined commercial real estate analysis, the combination of high neighborhood occupancy, expanding 3‑mile households, and moderate housing costs anchors demand fundamentals, with upside driven by management and renovation execution.
Safety trends place the area near the metro midpoint: at 271 out of 611 Cincinnati neighborhoods, crime levels are somewhat higher than the metro median but not among the weakest cohorts. Nationally, the neighborhood sits below the median for safety, suggesting a more average risk profile compared with higher‑ranked suburbs.
Recent estimates indicate an uptick in both property and violent offenses year over year. From an underwriting standpoint, this supports emphasis on lighting, access control, and resident screening, alongside monitoring of neighborhood‑level trends over time.
Proximity to major Cincinnati employers supports commute convenience and broad white‑collar renter demand, including roles at Humana, Procter & Gamble, Western & Southern Financial Group, American Financial Group, and Fifth Third Bancorp.
- Humana — health insurance (14.8 miles)
- Procter & Gamble — consumer goods (14.9 miles) — HQ
- Western & Southern Financial Group — financial services (14.9 miles) — HQ
- American Financial Group — insurance (14.9 miles) — HQ
- Fifth Third Bancorp — banking (15.2 miles) — HQ
Built in 1980, the property is slightly older than the neighborhood average stock, creating a clear value‑add path through unit and systems modernization. Area fundamentals are supportive: neighborhood occupancy sits at the top of the metro, 3‑mile households and population are projected to grow, and rents remain manageable relative to incomes — conditions that can underpin leasing stability and measured rent optimization based on CRE market data from WDSuite.
While the immediate neighborhood is owner‑leaning and lifestyle amenities are limited, the broader 3‑mile renter base is expanding and regional employment access is strong. Moderate ownership costs suggest some competition with for‑sale housing, but they also tend to reinforce retention for well‑managed communities that deliver convenience and quality.
- Top‑of‑metro neighborhood occupancy supports steady tenancy and lease retention.
- Growing 3‑mile population and households expand the prospective renter pool.
- 1980 vintage enables targeted renovations and CapEx to drive value‑add returns.
- Risks: owner‑leaning immediate neighborhood, limited lifestyle amenities, and below‑national‑median safety warrant conservative underwriting and robust property operations.